I am in the process of selling my maisonette in Kirkwhelpington and the EA has just telephoned to advise that the purchasers are changing their property lawyer. The excuse is that the mortgage company will only engage with solicitors on their approved list. Why would a big named lender only engage with specific solicitors rather the firm that they want to appoint for their conveyancing in Kirkwhelpington ?

UK lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Banks blame a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

We see that you have a search directory identifying law firms on the Barclays conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Kirkwhelpington?

We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Kirkwhelpington.

Will our solicitor be asking questions concerning flooding as part of the conveyancing in Kirkwhelpington.

Flooding is a growing risk for solicitors dealing with homes in Kirkwhelpington. There are those who acquire a property in Kirkwhelpington, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, however there are a various searches that can be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Kirkwhelpington. The standard completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to determine if the property has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the vendor, then a purchaser may bring a compensation claim as a result of such an inaccurate answer. A purchaser’s solicitors may also conduct an environmental report. This will indicate if there is any known flood risk. If so, further investigations should be conducted.

Have purchased a a detached house in Kirkwhelpington , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Kirkwhelpington conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are addressed.

As far as conveyancing in Kirkwhelpington is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether there are errors and if the Land registry have to notify any third persons or bodies. Currently approximately 80% of submission are fully addressed within two weeks but occasionally there can be longer hold-ups. Registration takes place once the purchaser is living at the premises thus 'speed' is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer must speak with the land registry and explain the circumstances.

Am I right to be concerned by estate agents that I am dealing with are suggesting a nationwide conveyancing firm rather than a High Street Kirkwhelpington conveyancing company?

As is the case with many professional services, often recommendations from connections can be extremely useful or valuable. But there are lots of people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and banks might all put forward conveyancers to select. Sometimes these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You are at liberty to choose your own lawyer. Don't forget that most mortgage providers have an approved list of lawyers you are obliged to use for the lender related work in your conveyancing.