I plan on buying an apartment in Holywell. My Solicitor is not on the mortgage company conveyancing panel. Am I still permitted to retain my Holywell conveyancing solicitor notwithstanding that they are excluded from the mortgage company list of approved lawyers?

You must use a solicitor to deal with the legal work required when you take out a loan to purchase your home. The conveyancing practitioner will carry out all the essential legal checks on the property, ensuring that you’re registered as proprietor and ensure that all the required mortgage paperwork is dealt with. One may appoint a Holywell lawyer of your choice. However, where the property lawyer selected is not a member of the mortgage company approved list additional fees will be levied as separate legal representation will be required by them. Lender panel applications may be submitted, so where your conveyancer has not historically applied for membership they can do so.

We are acquiring our first home. The conveyancer has contact usto see if we would like to order extra conveyancing searches. We are really unsure what's appropriate for conveyancing in Holywell

The range of Holywell conveyancing searches should be dictated primarily on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall attitude to risk. What is important is that you properly understand what information each search could supply. Then you can make a decision if you personally think you need that search. If uncertain, ask your solicitor to advise.

is it true that all Holywell solicitors on the Clydesdale conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

Can I be sure that the Holywell conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Holywell getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.

I had a mortgage agreed in principle with Santander. Holywell conveyancing practitioners are selected. What is the average time that one could expect to receive a mortgage offer from Santander?

Some lenders take longer than others. Have Santander completed the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I used Action Conveyancing a few years ago for my conveyancing in Holywell. I now require my file however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Holywell of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My step-son is embarking on her first house purchase, the home loan was agreed last week in principle. When the offer was accepted on flat we telephoned the building society to issue the formal offer. I was very surprised to discover that mortgage companies do not accept all lawyer, they must be on their panel, is this correct?

Banks normally imposes restrictions either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Holywell lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.