I am not well enough to travel far from Tickhill. What is the rationale as to why all Tickhill solicitors are not on all mortgage company panels?

Before the recession most lenders demonstrated an attitude to risk which differs from the current day. The Financial Services Authority in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the lawyers on your panel. Accordingly, banks have since looked to extract more information from law firms regarding their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Hundreds of law practices have been excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the minimum volume of transactions the mortgage companies insisted on.

I am planning to acquire a property and need a conveyancing solicitor in Tickhill who is on the Virgin Money approved. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Virgin Money in certain locations such as Tickhill. We dont recommend any particular firm.

Various online forums that I have visited warn that are the main reason for obstruction in Tickhill conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Tickhill.

Should I be wary that third parties that I am dealing with are suggesting a national conveyancing firm rather than a local Tickhill conveyancing company?

As is the case with many professional services, often recommendations from family and friends can be extremely useful or valuable. But there are many people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may suggest solicitors to use. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You have the right to choose your preferred lawyer. You need to be aware that most banks specify a panel list of conveyancers you have to use for the lender aspect of your home move.

Last March I purchased a leasehold house in Tickhill. Do I have any liability for service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Tickhill Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

It would be wise to discover if there are any onerous restrictions in the lease. For example some leases prohibit pets being permitted in in a block in Tickhill. If you like the flatin Tickhill yet your cat is not allowed to live with you then you will be presented with a difficult decision. Who are the managing agents? Is the freehold owned jointly by the leaseholders?