I had intended to instruct a property lawyer in Craven Arms for our home move. Our broker informed us that our bank Santander won't deal with them. Why is this not regarded as unfair competition?

Banks tend to imposes restrictions either the type or the volume of conveyancing firms on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, some have limited the number of solicitor practices they use to represent them. Be aware that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there are differing opinions regarding the level of solicitor engagement in some of that fraud. Statistics from the Land Registry reveal that plenty of law firms, including some in or near Craven Arms only execute one or two conveyances per annum.

Me and my partner are purchasing a house in Craven Arms. I might seem paranoid but how we can trust a lawyer? On completion day we will need to put funds into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I currently have a mortgage with Bank of Ireland for my property in Craven Arms. Conveyancing was finalised 12 months ago. Should I wish 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 Bank of Ireland?

Your original mortgage agreement with Bank of Ireland will provide that you need their approval in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let 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 Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel lawyer.

Completion of my remortgage has taken place for my property in Craven Arms. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

About to purchase a new build flat in Craven Arms. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Craven Arms

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants.

I am using a search engine for the phrase cheap conveyancing in Craven Arms it shows results of numerous solicitorslocally. With so much choice what is the best way to find the right property lawyer for me?

The best method of choosing a suitable conveyancer is via personal referral, so enquire of friends and those you trust who have acquired a property in Craven Arms or the reputable estate agent or mortgage broker. Fees for conveyancing in Craven Arms vary, so it's advisable to request a minimum of four costs illustrations from different property lawyers. Dont forget to clarify what costs in the quote includes.

My husband and I are first time buyers just having agreed a price on a property in Craven Arms, and are now looking to get solicitors appointed. We have made use of the various rating based websites and the quotes are from all over the the UK. Is it important to have a Craven Arms solicitor local to our prospective new home? We are content to do all the communicating electronically, but I guess at some point we will be required to visit the property lawyer's office to sign papers?

The lawyer does not have to be in Craven Arms, but choosing local means that you can go in if you need to, for instance, if a signature is immediately necessary. Also, a Craven Arms solicitor is likely to be familiar with local agents and (if the vendor has chosen a local conveyancing practitioner) with them, which should help keep things moving faster.