Am I correct in assuming that the fact that my solicitor in Rusholme is not on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 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. Should you be concerned you should contact the Rusholme conveyancing practice and enquire why they are no longer on the approved list for your bank.

How up to date is your search tool for Rusholme conveyancing solicitors on the Santander conveyancing panel? Do Santander send you an updated list?

Rusholme conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.

My uncle pointed out to me me that in buying a property in Rusholme there may be various restrictions affecting the ability to carry out external alterations to the property. Is this right?

We are aware of a number of properties in Rusholme which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Rusholme should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I was told four weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Rusholme is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Kent Reliance have agreed my mortgage in principle, my offer on a property in Rusholme has been accepted, now what?

Your property agent will want to know who your solicitors are (be sure the conveyancers are on the lender’s panel). Call up Kent Reliance or the financial adviser and finalise any outstanding documentation. Kent Reliance will instruct a valuer who will get in contact with the selling agent or owners to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Kent Reliance will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Rusholme.

I am using a search engine for the phrase conveyancing in Rusholme it brings up numerous conveyancersin the vicinity. How do I determine which is the suitable solicitor for my move?

The ideal way of choosing a suitable conveyancer is through a trusted referral, so ask friends and those you trust who have bought a property in Rusholme or a respected estate agent or mortgage broker. Charges for conveyancing in Rusholme differ, so it's advisable to request a minimum of four fee calculations from different solicitors. Dont forget to clarify what costs in the quote includes.

I have been informed by numerous family members that it may take 6-8 weeks for Rusholme conveyancing to complete.This was four weeks ago. The property information was only forwarded from the vendors lawyer last week so does the time start running now?

Six to 8 weeks is a very loose timescale. Addressing exactly how how many weeks Rusholme conveyancing will take is virtually impossible. Without fail every Rusholme conveyancing transaction has it’s own unique set of issues. Accordingly your conveyancing practitioner should be unwilling to accurately predict how long it will take to conclude conveyancing in Rusholme.