Are you able to recommend a Nottingham Building Society accepted Penn conveyancing conveyancer who can have us moved in within 28 days? Am I best advised to choose a high street Penn conveyancer or an internet conveyancer?

We can recommend some very good Penn conveyancing firms. You can also walk up the main road in Penn. Approach a couple of law practices and request to speak with a conveyancing solicitor for a fee estimate. Discuss your requirements together with your reasons and ask for a commitment on speed. Choose the lawyer that you trust.

The Penn conveyancing solicitors that I recently instructed on my purchase in Penn have without warning shut down. They were on acting for me because I had to have a solicitor on the TSB conveyancing panel and my family Penn lawyer was not. I paid them £170 on account. What should be my next steps?

If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.

Are all Penn Conveyancing Quality Solicitors on the HSBC conveyancing panel?

Some major lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

We were going to get a AIP from Leeds Building Society 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 Leeds Building Society recommend any Penn solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?

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

I am due to exchange contracts on my flat. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being a right pain. The Penn solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Penn is where the house is located. What do you suggest?

Flying freeholds in Penn are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Penn you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penn may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

What is the best way to find the right lawyer for my conveyancing in Penn ?

First ask your friends and family who they used in the past and if they were happy with the service. Second, search the internet for conveyancing in Penn. Call two or three from the list and request that they email you their conveyancing quote and speak to the lawyer who will conduct your conveyancing before you commit. Third is to use this site to help you find the right solicitors for you based on your unique factors including location,speed, complexity and who your intended mortgage company is.Do not be fooled by lowest cost conveyancing solicitors in Penn