I am in the process of selling my house in Biddenham and the EA has just text me to advise that the buyers are changing their conveyancer. The excuse is that the bank will only deal with solicitors on their approved list. On what basis would a leading mortgage company only engage with specific law firms rather the firm that they want to choose for their conveyancing in Biddenham ?

Banks have always had an approved set of law firms that can represent them, but in the past 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.

Lenders point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. 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. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.

Completed the sale of my flat in Biddenham last July but the buyer keeps whats apping every few hours complaining that his conveyancer is waiting to hear from myconveyancer. What are the post completion sale formalities now that I have sold?

Following your disposal your conveyancer should send the transfer deeds and all of the paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also evidence that the home loan has been paid off to the purchasers conveyancers. There are no post completion formalities just for conveyancing in Biddenham.

We're in Biddenham, FTBs purchasing with a mortgage (lender is , and our lawyer is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no 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.

If you had a top tip for choosing a conveyancing solicitor in Biddenham what would it be?

It would be unwise to be swayed by the cheapest Biddenham conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

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

will need an independent valuation of the property. Your lawyer will not arrange this. Usually 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. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Biddenham postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Biddenham.

After what seems like an age I have had an offer on a flat in Biddenham accepted, the vendors do nevertheless have a tied purchase. The vendors have offered on a flat, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have chosen a high street conveyancing solicitor in Biddenham. What do I do now? At what point should I apply for the mortgage with ?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then valuation, Biddenham conveyancing search charges, etc). The first thing to do is ensure that your is on the approved list. Regarding the subsequent stages this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a hot market the majority of buyers would apply for the mortgage with and pay for the valuation and only if it comes back ok would they ask their to press on with searches.

I am looking to sell my house. My past solicitors closed down. I am in need of a recommendation of a conveyancing firm. Im based in Biddenham if that makes a difference.

You should use our search tool to help you find a solicitor for your conveyancing in Biddenham. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.