My wife and I are looking to acquire a property in Eccleshall and have appointed a Eccleshall conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. The Mortgage Works have this afternoon contacted us to inform me that there is now an issue as our Eccleshall solicitor is not on their conveyancing panel. Please explain?

If you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Eccleshall lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

We are aiming to move home in March. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you suggest a removal company in Eccleshall. Conveyancing lawyer was found before I stumbled across this site.

On the day of completion you will need to pick up the house keys from your estate agent however this can only take place once the sellers solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you should inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in choosing a residential property solicitor in Eccleshall or a firm that specialises in conveyancing in Eccleshall.

I am due to exchange contracts on my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being difficult. The Eccleshall solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Our sealed bid on a detached house in Eccleshall has been accepted, but there is a chain. The owners have put an offer on a flat, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have instructed a nearby conveyancing solicitor in Eccleshall. What should be my next step? When do I get the mortgage application with Leeds Building Society 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 one thousand pounds, then survey, Eccleshall conveyancing search fees, etc). First, you must ensure that your property lawyer is on the Leeds Building Society approved list. As to the next steps this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. During a hot market some buyers would apply for a home loan with Leeds Building Society and arrange for the valuation and only if it comes back ok would they ask their lawyer to proceed with searches.

Various internet forums that I have visited warn that are the number one reason for stalling in Eccleshall house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Eccleshall.

I am buying a new build flat in Eccleshall. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Eccleshall

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants.

In my capacity as executor for the estate of my grandmother I am disposing of a residence in Cardiff but live in Eccleshall. My solicitor (based 235 kilometers from meneeds me to sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Eccleshall to witness and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are located in Eccleshall