I can't travel far from Dickens Heath. Is there a reason why all Dickens Heath are not on all mortgage company panels?

Banks point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. This led to mortgage companies culling less reputable firms off their panel of approved .

AssumingI were to buy a straightforward homein Dickens Heath for cash and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Dickens Heath?

The only saving you would achieve is the costs for searches. A still be obliged to do everything else - money laundering, communicating with your sellers , stamp duty return, register the property etc. A marginal saving might be made by not needing to register a mortgage but it won't be significant.

It is 10 years ago since I bought my home in Dickens Heath. Conveyancing solicitors have recently been retained on the sale but I can't locate the deeds. Is this a problem?

Don’t worry too much. First there is a chance that the deeds will be with your mortgage company or they may be in the possession of the lawyers who handled your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Dickens Heath involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.

I used Wolstenholmes a few years ago for my conveyancing in Dickens Heath. Now, I need my documents however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Dickens Heath of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am a fortnight into a freehold purchase having been directed to solicitors by the local agent to do our conveyancing in Dickens Heath. I am not happy. Could you you assist me in finding new lawyers?

A solicitor would have to be really bad in order to consider replacing them. Has the mortgage been sent? In the event that it has you must make them aware of the new contact details and get the offer are re-issued. Your conveyancer needs to be on the lenders approved list to avoid escalating charges and complications. So that should be your starting point. Our search tool can assist you in finding a bank approved solicitor for your home move in Dickens Heath