Unfortunately I am unable to travel far from Wednesbury. What is the rationale as to why all Wednesbury conveyancers aren't included on all bank panels?

Lenders tend to restrict either the nature or volume of conveyancing firms on their approved list of lawyers. Frequent examples of such criteria being that a firm is required to have at least two partners. In addition to restricting the structure of firm, some banks decided to restrict the number of practices they allow to represent them. It is worth noting that mortgage companies have no responsibility for the standard of service supplied by any Wednesbury lawyer on their approved list. Increases in mortgage fraud was the primary trigger for the rationalisation of conveyancing panels a few years ago even though there are conflicting views about the extent of solicitor involvement in some of that fraud. Data from HM Land Registry reveal that thousands of law practices only conduct a couple of conveyances annually. Those vindicating conveyancing panel pruning question why conveyancing firms should have claim to be listed on a bank panel when it is apparent that property law is not their primary expertise?

Do all mortgage companies provide you with an approved list of Wednesbury conveyancing solicitors? How do you know who is on the Santander conveyancing panel?

Wednesbury conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.

Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when purchasing a residence in Wednesbury?

Unless a prior acquisition of the property completed post 12 October 2013 you can assume that solicitors carrying out conveyancing in Wednesbury to remain recommending a chancel search and or insurance against a claim.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. Wednesbury is where the house is located. Is there any advice you can impart?

Flying freeholds in Wednesbury are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wednesbury you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wednesbury 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 property.

To what extent are Wednesbury conveyancing solicitors duty bound by the Law Society to publish clear conveyancing figures?

Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Wednesbury or or elsewhere in the country.