My fiance and I are planning to purchase a property in Welshpool and have appointed a Welshpool conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Halifax have this morning contacted us to advise us that they have now hit a problem as our Welshpool solicitor is not on their conveyancing panel. Please explain?

Where you are buying a property requiring a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Welshpool solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

Would the conveyancing lawyers via your comparison service carry out attended exchange conveyancing in Welshpool?

There are a few conveyancing specialists carrying out one day exchanges. Please contact us to get a fee calculation and details as to availability.

We're in Welshpool, First time buyers buying with a mortgage (lender is Principality , and our solicitor is on the Principality conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am planning to move home in May. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you put forward a removal company in Welshpool. Conveyancing lawyer was organised before I stumbled across this website.

On the afternoon of completion you will need to collect the house keys from your estate agent but this can only take place once the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. After that you should inform the removal company that you are ready to move in. We are not in a position to recommend a specific removal organisation but can help you find a residential property solicitor in Welshpool or a legal practice with expertise in conveyancing in Welshpool.

I have a mortgage with Aldermore for my property in Welshpool. Conveyancing has been completed months 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 Aldermore?

Your original mortgage agreement with Aldermore will provide that you need their approval prior to renting your property as this is likely to be a breach of Aldermore’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 Aldermore directly. You need not do this via a Aldermore conveyancing panel solicitor.

Intending to buy a maisonette in Welshpool. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Welshpool lawyer is on the Clydesdale conveyancing panel.

My brother mentioned that when selecting a conveyancing lawyer they must be approved by your mortgage company. I am novice purchaser but I have an AIP with Halifax and I already have a local conveyancing solicitor in Welshpool on standby. Will Virgin Money insist on an approved conveyancer to be used? Does a directory of approved firms even exist for my conveyancing in Welshpool?

You need to use a solicitor that is on the Virgin Money panel. Simply ring your preferred Welshpool conveyancing lawyer and ask if they are on the Virgin Money panel. If they are not on the panel you have a couple of choices open to you here:

• Complete the deal with your existing Welshpool property lawyer but Virgin Money will no doubt use a lawyer on their approved list. This will result in additional cost together with potential interruption.
• Get a fresh conveyancing practitioner to conduct the conveyancing, obviously checking they are on the Virgin Money conveyancing panel.
• Appeal to your solicitor to attempt to join the lender panel.