My husband and I are planning to buy a house in Alsager and have appointed a Alsager conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Aldermore have this morning contacted us to advise us that there is now an issue as our Alsager solicitor is not on their conveyancing panel. Please explain?

When purchasing a property with mortgage finance it is normal 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 property lawyer should contact your lender 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 don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Alsager lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

Is it possible for conveyancing in Alsager to be completed in under 28 days?

First, If the seller is applying time constraints for your conveyancing it is advisable to make sure that your conveyancer is familiar with the location as they will benefit local contacts and insight. It is possible that they may have transacted previoushouses in the same neighbourhood. Therefore consider using a Alsager conveyancing firm. Second, ensure that the conveyancing firm is on the on the approved list for your mortgage company. It is said that 18% of Alsager conveyancing deals are delayed or derailed after discovering a purchaser’s solicitor was not on their banks member panel. This can often result in the conveyancing being held up by almost 21 days. It is estimated that this issue affects approximately 100,000 home moves annually. Many Alsager conveyancing practices can not represent certain banks so do check as early as possible.

Is it correct that all Alsager CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved firms?

Some major lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

Is there a list of Principality panel conveyancers in Alsager on the Building Society Association’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings viewable over the internet. Where you are seeking to appoint a Alsager lawyer on the Principality please use our tool.

I currently have a mortgage with Principality for my property in Alsager. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?

Principality must be informed of your intention in advance of letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Principality directly. You need not do this via a Principality conveyancing panel solicitor.

I need to instruct a conveyancing solicitor for purchase conveyancing in Alsager. I have land on a site which appears to be the perfect solution If there is a chance to get all this stuff completed via web that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Some months ago I was told by my mortgage company that their panel lawyers operate no sale no fee basis for conveyancing in Alsager. I had a purchase fall through and now the lawyers want search fees! They are claiming that the fees are nothing to do with their fees!

in offering "no move no fee" Alsager conveyancing practices are foregoing their fees for any work conducted. We must stress this does not constitute an insurance scheme. you will still required to cover any costs that your lawyer has outlayed for you for instance Alsager local authority checks