I am buying a ground floor flat in Croston. My Conveyancer is not listed on the lender approved list. Can I still appoint my Croston conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?

You have a couple of choices open to you here

• Complete the purchase with your preferred Croston conveyancing practitioner but your bank will need to appoint a solicitor from their approved list. The net result is additional fees and likely delay.
• Get a new conveyancing practitioner to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
• Appeal to your solicitor to seek to join the mortgage company panel

As a FTB what is the most important number one tip you can impart about purchase conveyancing in Croston?

Not many law firms or advisers will tell you this but conveyancing in Croston or throughout Lancashire is often a confrontational process. In other words, when it comes to conveyancing there is an abundance of room for conflict between you and other parties involved in the ownership transfer. For example, the vendor, property agent and sometimes the lender. Appointing a lawyer for your conveyancing in Croston an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose interest is to protect your best interests and to protect you.

Sometimes a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. As an example, the estate agent may claim to be assisting by suggesting your conveyancer is slow. Or your mortgage broker may advise you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We had instructed solicitors located in Croston on the Nottingham solicitor panel. They have just billed me an additional charge for the legal aspects of the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. This charge is not set by Nottingham but by your Croston solicitor. Plenty of firms on the Nottingham panel will charge an ‘acting for lender’ fee but plenty of practices include it on their overall fee.

The formalities of my purchase has taken place for my property in Croston. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

My offer on a house in Croston has been agreed to, the owners do however have an associated purchase. The owners have put an offer on a property, but it’s not been accepted yet, and are looking at other flats booked. I have selected a nearby conveyancing solicitor in Croston. What should be my next step? When should I get the mortgage application with TSB started?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Croston conveyancing search fees, etc). First, you should ensure that your conveyancer is on the TSB conveyancing panel. Regarding the next stages this very much depends on the specifics of your case, desire for this property and on the state of the market. In a rising market the majority of buyers would apply for the mortgage with TSB and arrange for the valuation and only if it was satisfactory would they request their conveyancer to press on with searches.

I require fast conveyancing in Croston as I am under an ultimatum to exchange contracts within 3 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?

If.Given you are not taking a mortgage you are at free not to do searches although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Croston the following are instances of what can crop up and adversely impact future saleability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Unadopted Roads,...

I need to find a conveyancing solicitor for leasehold conveyancing in Croston. I happened to discover a web site which appears to be the ideal solution If there is a chance to get all the legals completed via web that would be ideal. Do I need to be wary? What are the potential pitfalls?

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?