I am one month into the sale of my flat in Rowen and the estate agent has just called to warn that the buyers are appointing a new property lawyer. The excuse is that the lender will only deal with property lawyers on their approved list. Why would a major mortgage company only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Rowen ?

Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices 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. Your buyers are unlikely to have any impact on this.

I have given 2 months notice to my current landlord and must vacate my rented apartment in Rowen by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in six weeks as don't want to have to move into short term accommodation?

The normal practice is not to serve notice on a rental until exchange of contracts has taken place. If you have not previously done so, speak to your conveyancer and urge them to they chase the sellers side, try to a target completion date that all parties will look towards

Do I have to attend the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Rowen so that I can attend their offices if necessary.

As opposed to 12 years ago, the vast majority mortgage companies no longer require their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to provide ID documents and there are still distinct advantages to instructing a local ayer, in your situation a conveyancing solicitor in Rowen.

How does conveyancing in Rowen differ for new build properties?

Most buyers of new build property in Rowen contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Rowen tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Rowen or who has acted in the same development.

Is it simple use the search tool to find a conveyancing lawyer in Rowen on the panel for my bank?

Step one is to choose a bank such as Halifax, Virgin Money or Barclays Direct then specify your preferred area such as Rowen. Conveyancing firms in Rowen and across England and Wales will then be identified.