I have just been advised by my IFA that my West Barnes the law firm I have appointed is not on the lender Conveyancing panel. How can I be sure that this is correct?

You need to call your West Barnes conveyancer. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

Would the conveyancing solicitors identified via your search tool handle conveyancing in West Barnes by way of an attended exchange?

There are a few conveyancing specialists who can conduct attended exchanges. You should contact us to obtain a conveyancing quote and details as to dates.

Forgive me if this question is silly but I am new to the process as FTB of a garden flat in West Barnes. Do I pick up the keys to the property on completion from my solicitor? If so, I will instruct a High Street conveyancing solicitor in West Barnes?

On the day of completion you will not be required to go to the conveyancers office in West Barnes. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you should be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.

We expect to receive a AIP from Lloyds this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any West Barnes solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?

You will need to appoint West Barnes solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

I have instructed a West Barnes conveyancing practitioner having made sure that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own West Barnes surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Do commercial conveyancing searches reveal impending roadworks that could impact a commercial site in West Barnes?

Many commercial conveyancing solicitors in West Barnes will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in West Barnes. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in West Barnes.

For every commercial conveyancing transaction in West Barnes it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to West Barnes commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in West Barnes.

How easy is it to change a solicitor as I need to find a West Barnes based firm who is on the lender conveyancing panel. How simple is it to change conveyancer?

If you haven't yet instructed a solicitor to commence the conveyancing and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in West Barnes that you're considering.