Is the fact that my solicitor in Prescot and Knowlsey is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Prescot and Knowlsey conveyancing firm and ask them why they are no longer on the approved list for your lender.

Our mortgage company has suggested solicitors on their panel based in Prescot and Knowlsey but I would rather choose a conveyancing lawyer in Prescot and Knowlsey or nearer to where I live. Can you help?

Far from all Prescot and Knowlsey conveyancing practitioners are on all banks conveyancing panel. Use our search tool to identify a Prescot and Knowlsey conveyancing conveyancer on the on the lender panel.

I just bought a house at auction in Prescot and Knowlsey. Conveyancing is required. What are my next steps?

Given that you have now exchanged you now have to appoint a conveyancing practitioner soon as you are facing a tight deadline in which to complete the transaction. An auction property will have a corresponding auction set of papers. This will likely include most,if not all of the paperwork that your conveyancer requires. If you have purchased leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to pass this on to the lawyer instructed by you ASAP. You also need to ensure that your finances are in order to complete on the on the contractual date .

When it comes to lenders such as HSBC, do Prescot and Knowlsey solicitors face a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

is it true that all Prescot and Knowlsey solicitor firms on the Aldermore conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do allow licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.

I am purchasing a new build house in Prescot and Knowlsey with the aid of help to buy. The sellers refused to reduce the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not inform my solicitor about the side-deal as it will impact my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to find a conveyancing solicitor for residential conveyancing in Prescot and Knowlsey. I happened to discover a site which seems to have the ideal solution If it is possible to get all formalities done via phone that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?