I am considering applying for a Principality mortgage for purchase of a newly converted (under development) in Ironbridge with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?

There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I am aiming to move home in January. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Ironbridge. Conveyancing lawyer was found prior to coming across your page.

On the day of completion you can collect the keys from the estate agent but this should only happen when the previous owners lawyers confirm to the agent that they have the completion monies and the keys can be handed over. You should inform the removal men that you are ready to move in. We are not in a position to recommend a specific removal company but can help you locate a residential property solicitor in Ironbridge or a legal practice that specialises in conveyancing in Ironbridge.

I'm the sole beneficiary of my late father’s estate with all property in now in my sole name, including the house in Ironbridge. The Ironbridge property was put into my name in September. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership may be considered the same way as if I'd bought the house in September. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. many lenders would take a practical view as this clause is chiefly there to identify subsales or the flipping of property.

I am expecting a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Ironbridge solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Ironbridge solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

I have recentlyfound out that Stirling Law have been shut down. They carried out my conveyancing in Ironbridge for a purchase of a leasehold apartment 9 months ago. How can I check that my home is in my name in the name of the previous owner?

The easiest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ironbridge conveyancing specialists.

In sourcing the web for the phrase cheap conveyancing in Ironbridge it shows results of numerous conveyancersin the area. With so much choice what is the best way to find the right conveyancer for the sale of my house?

The ideal method of seeking the right conveyancer is via personal testimonial, so ask friends and those you trust who have bought a property in Ironbridge or the reputable estate agent or financial adviser. Fees for conveyancing in Ironbridge differ, so it's a good idea to request at least four estimates from varying types of conveyancers. Make sure that you know what costs in the quote includes.

I am short of a 10% deposit on my house purchase in Ironbridge , but I am keen exchange. What can I do?

One option is to try and accept a lesser deposit. Most property owners will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute