I am six weeks into the sale of my home in Plasmarl and the estate agent has just telephoned to say that the purchasers are switching solicitor. The reason given is that the bank will only work with solicitors on their conveyancing panel. On what basis would a leading lender only engage with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Plasmarl ?

Banks have always had an approved set of law firms that can represent them, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lending institutions point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.

We're in Plasmarl, FTBs buying with a mortgage (lender is , and our solicitor is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I require quick conveyancing in Plasmarl as I have a deadline to sign on the dotted line within 2 weeks. Thankfully I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are are a mortgage free purchaser you have the choice not to have searches conducted although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Plasmarl the following are examples of what can show up and adversely affect the marketability of the property: Refused Planning Applications, Overdue Charges, Overdue Grants, Railway Schemes,...

What does commercial conveyancing in Plasmarl cover?

Non domestic conveyancing in Plasmarl covers a wide array of services, offered by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

I am using a search engine for the words conveyancing in Plasmarl it brings up many conveyancersin the area. With so much choice what is the best way to find the right solicitor for purchase transaction?

The ideal way of choosing a suitable conveyancer is via personal recommendation, so ask friends and family who have bought a property in Plasmarl or the local estate agent or mortgage broker. Costs for conveyancing in Plasmarl differ, so it's sensible to obtain at least four estimates from varying types of solicitors. Be sure to secure confirmation that the charges are guaranteed not to rise.