Is the fact that my solicitor in Mexborough and Swinton is not listed on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Mexborough and Swinton conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

The sellers of the property we are hoping to buy have instructed a conveyancing solicitor in Mexborough and Swinton who has insisted on a preliminary contract with a down payment of 5k. Are such agreements sensible?

There are two primary concerns with executing a lock out contract (occasionally termed an exclusivity agreement) is that it can distract from progressing with the conveyancing work, so in the absence of it needing limited or no negotiation then it may transpire to be unhelpful. It is not promoted amongst Mexborough and Swinton conveyancing lawyers as a result. A further negative is the extent of the remedies available - an aggrieved buyer is extremely unlikely to win an injunctive ruling by a court to prevent the seller disposing of the property to another buyer, so the only remedy open via the contract will be the reimbursement of wasted costs and, in restricted circumstances, the additional payment of damages.

I purchased a freehold premises in Mexborough and Swinton but still charged rent, why is this and what is this?

It’s unusual for properties in Mexborough and Swinton and has limited impact for conveyancing in Mexborough and Swinton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

In scouring moneysavingexpert.com for a conveyancing lawyer in Mexborough and Swinton, many post that I should use a CQS kitemarked solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's leading lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Mexborough and Swinton is one of the numerous areas in England and Wales where there are CQS lawyers.

I am one month into a residential purchase having been directed to solicitors by the high street agent to handle our conveyancing in Mexborough and Swinton. I am not happy. Can you you assist me in finding new lawyers?

They would have to be really bad in order to consider replacing them. Has the mortgage offer been issued? If so you need to inform them of the new contact details and ensure the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the mortgage company panel to avoid added fees and delays. So that should be your starting point. The search tool can help you find a bank approved conveyancer for your conveyancing in Mexborough and Swinton