I can't travel far from Wednesfield. I would like to know the reason why all Wednesfield solicitors are not on all mortgage company panels?

Before the recession most lenders demonstrated an approach to risk which differs from the current day. The financial regulator in 2010 carried out a thematic review into fraud which concluded: know the property lawyers on your panel. Accordingly, lenders have subsequently looked to extract more data from law firms concerning their processes and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Many 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 satisfy the minimum amount of transactions the mortgage companies set.

Me and my partner are purchasing a flat in Wednesfield. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit funds into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My wife and I have organised a further advance on our mortgage from Virgin Money as we wish to carry out improvements to our property in Wednesfield. Are we obliged to choose a bricks and mortar Wednesfield solicitor on the Virgin Money conveyancing panel to handle the paperwork?

Virgin Money do not ordinarily require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.

I currently have a mortgage with Barclays for my property in Wednesfield. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?

Barclays must be informed of your intention before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Wednesfield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Wednesfield

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. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I'm remortgaging my current house to a buy to let loan with Nationwide Building Society and I will use the rest of the raised equity as a down payment on a second house. The location we are looking at is Wednesfield. Will your lawyers be able to act for both sets of banks and tie in the transactions?

Make use of our comparison tool on this page to ensure that the conveyancers are on the relevant lender panels. Having checked that they are the conveyancer should be able to connect the two transactions but you should have a chat with you lawyer and specify your desired outcome and needs.

My conveyancing solicitor in Wednesfield has requested from me proof of ID documents stating that this is part of his retainer as a conveyancer on the mortgage company Conveyancing panel. Is this right?

Anti-terror and anti-money-laundering rules require Wednesfield conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements