My partner and I are planning to acquire a property in Peterston Super Ely and have instructed a Peterston Super Ely conveyancing firm. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Yorkshire Building Society have this evening contacted us to inform me that there is now an issue as our Peterston Super Ely solicitor is not on their approved list of lawyers. What do we do from here?

Where you are buying a property needing a mortgage it is usual for the purchasers' solicitors to also act for the purchaser's lender. 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 Accreditation 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 lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Peterston Super Ely solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

Can the conveyancing lawyers that you recommend conduct attended exchange conveyancing in Peterston Super Ely?

We do have a number of conveyancing experts who can conduct attended exchanges. You should call us to receive a conveyancing quote and details as to dates.

I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to instruct a high street conveyancing solicitor in Peterston Super Ely?

You should check but the chances are that give you one of their panel conveyancers should you take up the "fee-free" incentive. Call the lender and ask if they allow a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Peterston Super Ely.

Will commercial conveyancing searches disclose proposed roadworks that may affect a commercial property in Peterston Super Ely?

Its becoming the norm that commercial conveyancing solicitors in Peterston Super Ely will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Peterston Super Ely. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Peterston Super Ely.

For every commercial conveyancing transaction in Peterston Super Ely it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Peterston Super Ely commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Peterston Super Ely.

I used Arc property Solicitors a few years ago for my conveyancing in Peterston Super Ely. I now require my file but cannot find the solicitor. What do I do?

You should contact 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 Peterston Super Ely of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.