Am I correct in assuming that the fact that my solicitor in Trentham is not on my bank's solicitor panel that there is a problem with the quality of his work?

That is most likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 simply call the Trentham conveyancing firm and enquire why they are no longer on the approved list for your bank.

We have a mortgage agreed in principle with Clydesdale. Trentham conveyancing practitioners are instructed. How long does it take for Clydesdale to issue the offer to the conveyancer?

There is no definitive answer here. Have Clydesdale conducted the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Completion of my purchase has taken place for my property in Trentham. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

My offer on a property in Trentham has been agreed to, the owners do however have a dependent purchase. The sellers have put an offer on a property, however it’s not been accepted yet, and are looking at other properties in the pipeline. I have selected a nearby conveyancing solicitor in Trentham. What should be my next step? When do I get the mortgage application with Skipton going?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then survey, Trentham conveyancing search costs, etc). The first course of action is to check that your solicitor is on the Skipton approved list. Regarding the next phase this very much dictated by the uniqueness of your transaction, desire for the property and on the state of the market. In a rising market the majority of buyers would apply for a home loan with Skipton and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with searches.

About to purchase a new build flat in Trentham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Trentham

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Trentham is the location of the property. Can you offer any opinion?

Flying freeholds in Trentham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Trentham you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trentham may ascertain 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 property.

My uncle has recommend that I appoint his conveyancers in Trentham. Do I follow his guidance?

No doubt it’s preferable to select a conveyancing lawyer is to seek feedback from friends or family who have actually used the solicitor that you are contemplating using.