I am selling my flat in West Thurrock and the estate agent has just e-mailed to advise that the purchasers are changing their solicitor. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only deal with specific solicitors rather the firm that they want to choose to handle their conveyancing in West Thurrock ?

UK lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lending institutions justify this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.

I am purchasing a brand new apartment in West Thurrock and my solicitor is advising me that she is duty bound to the bank to reveal incentives from the seller. I am on a tight deadline to exchange and I don't want to prolong deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local West Thurrock bank branch on various occasions and was told it wasn't a problem and they will lend. My West Thurrock conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

As long as the conveyancing practitioner is on the mortgage company panel, they must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I was told two weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in West Thurrock is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local West Thurrock solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 Thurrock 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.

I need some expedited conveyancing in West Thurrock as I am faced with pressure to sign on the dotted line inside one month. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?

As you are not getting a mortgage you have the choice not to have searches carried out although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in West Thurrock the following are examples of what can show up and therefore impact the marketability of the property: Enforcement Actions, Outstanding Fees, Outstanding Grants, Road Schemes,...

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At this site get an accurate quote from a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in West Thurrock. Unlike many estate agents and many comparison sites we are not in the business of charging firms a commission if you appoint them for your home move in West Thurrock