Me and my partner are soon to exchange buying a house in Longford but as a consequence of wreckage from the recent storms I have managed to agree recompense from the seller in the sum of £3k by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process however Virgin Money will not permit this. Should they have been informed?

Any solicitor that is on the Virgin Money approved list is required to disclose to Virgin Money of any variations to the sale price. If you were to refuse your solicitor to disclose the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new conveyancer for your conveyancing in Longford.

My brother-in-law has suggested I instruct a conveyancing solicitor in Longford. I need to find out whether they are on the Santander conveyancing panel. Could you assist?

You should call your conveyancer and enquire if they can act for the bank. Otherwise please call Santander who may be able to help.

I am helping my aunt sell her house in Longford. Does the conveyancer order the energy assessment or it is for me to coordinate?

Following the demise of HIPs, EPC’s was retained a compulsory part of selling a house. An energy assessment should be to hand before the property is put on the market. This is not a task that lawyers ordinarily arrange. Where you are instructing a Longford conveyancing lawyer they may be willing to arrange energy assessments given their relationships with reputable Longford accredited person

How can we tell if a Longford conveyancing solicitor on the Leeds Building Society panel is any good?

When it comes to conveyancing in Longford obtaining recommendations is a good 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 which is cheap as chips. We would always advise that you speak with the solicitor carrying out your transaction.

I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being difficult. The Longford solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Am I right to be wary about estate agents that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a local Longford conveyancing firm?

As with lots of service providers, often recommendations from family and friends can be most helpful. Yet there are many players in a conveyancing matter; estate agents, financial adviser and lenders might all recommend lawyers to instruct. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the recommendation. You are free to appoint your preferred conveyancer. You need to be aware that most lenders have an approved list of law firms you are obliged to use for the lender related work in your home move.

I have been recommended a conveyancing solicitor in Longford. I need to find out if they are listed on the bank's conveyancing panel. Can you help?

You should contact your solicitor to enquire if they are on the lender's approved list. If that does not help call us and we can investigate and revert. If they are not on the bank panel we can certainly arrange a specialist conveyancing solicitor in Longford on the panel for your mortgage company.