Is the fact that my conveyancer in Page Green is not listed on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly 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 most common reasons for removal are: (1) lack 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 simply call the Page Green conveyancing firm and enquire why they are no longer on the approved list for your bank.
We were just about to sign contracts for a freehold house in Page Green. We have hit a snag. The loan offer with TSB expires on 30/3/2026 but the vendors are suggesting a completion date of 1/4/2026. Can one prolong the loan expiry date?
The best person to address this issue is your solicitors who is in a position to assess if he or she is corresponding with the bank, vendor’s solicitors, estate agents or indeed all parties given what has gone on in your transaction as of today.
Are the Page Green conveyancing solicitors identified as being on the Co-operative conveyancing panel, together with their details provided by Co-operative?
Page Green conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
How does conveyancing in Page Green differ for newly converted properties?
Most buyers of new build residence in Page Green approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Page Green usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Page Green or who has acted in the same development.
How easy is it to change a solicitor as I need to find a Page Green based conveyancer who is on the mortgage company conveyancing panel. How simple is it to change conveyancer?
If you haven't yet instructed a conveyancer to start work and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Page Green that you're considering.