My partner and I are planning to buy a property in North Cheam and are in fact using a North Cheam conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Skipton Building Society have this morning contacted us to inform me that there is now an issue as our North Cheam solicitor is not on their conveyancing panel. Is this a problem?

When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred North Cheam lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

Completed the sale of my flat in North Cheam last August but our buyer keeps Skype messaging daily to say his conveyancer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?

Following your house sale your conveyancer should deliver the transfer documentation and all additional paperwork to the purchaser's solicitors. Where appropriate, your lawyer must also send confirmation that the home loan has been paid off to the purchasers solicitors. There is unlikely to be post completion tasks unique to conveyancing in North Cheam.

Please explain the implications if my lawyer’s firm is removed from the Barclays Conveyancing panel ahead of completing my conveyancing in North Cheam?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Should commercial conveyancing searches reveal planned roadworks that may impact a commercial property in North Cheam?

Its becoming the norm that commercial conveyancing solicitors in North Cheam will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in North Cheam. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in North Cheam.

For every commercial conveyancing transaction in North Cheam it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to North Cheam commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in North Cheam.

Is there anything unique about your site and alternative online quote calculators when it comes to conveyancing in North Cheam?

At this site get a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in North Cheam. Unlike many estate agents and many comparison sites we do not charge firms a fee if you choose them for your home move in North Cheam