I am expecting a offer of a home loan from Lloyds. My intention is to retain the legal services of a Licensed Conveyancer in Burbage. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

As someone unfamiliar with conveyancing in Burbage what’s your top tip you can give me for the legal transfer of property in Burbage

You may not hear this from too many lawyers but conveyancing in Burbage and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there is plenty of room for conflict between you and other parties involved in the ownership transfer. For instance, the seller, estate agent and on occasion the bank. Choosing a law firm for your conveyancing in Burbage is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose responsibility is to act in your legal interests and to keep you safe.

There is a worrying ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you must always trust your lawyer above all other parties when it comes to the legal assignment of property.

What is your number one tip for choosing a conveyancing solicitor in Burbage

Do not opt for the cheapest Burbage 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 the deal.

Is there a list of Nationwide panel conveyancers in Burbage on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings available over the internet. Where you are in need of a Burbage lawyer on the Nationwide please make the most of our tool.

After months of negotiation I have agreed a price on a house in Burbage. My mortgage broker suggested a property lawyer. I paid an on account payment of £200. A few days later, the solicitor contacted me sheepishly admitting that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I purchased my apartment on 12 November and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Burbage advises it should be concluded in less than a month. Are titles in Burbage particularly slow to register?

There is nothing unique about conveyancing in Burbage registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. At present in the region of three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Registration is effected after the buyer has moved in to the property so an expedited registration is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Burbage is where the house is located. What do you suggest?

Flying freeholds in Burbage are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Burbage you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Burbage may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.