My partner and I are looking to acquire a flat in Sandbach and have appointed a Sandbach conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Barnsley Building Society have this evening contacted us to advise us that they have now hit a problem as our Sandbach solicitor is not on their conveyancing panel. Please explain?

When purchasing a property with mortgage finance it is normal for the purchasers' lawyers 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 property lawyer should contact your lender 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 don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Sandbach lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

I am hoping to move into my new home in Sandbach next Friday. My property lawyer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the bank expect the insurance to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not limited to conveyancing in Sandbach.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Sandbach?

There are two types of lawyers who can execute conveyancing in Sandbach namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or purchase of property. Both are duty bound to conduct Sandbach conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that the requirements and steps should be appropriately taken.

Does a directory service exist listing Skipton panel solicitors in Sandbach on the Council of Mortgage Lender’s Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings visible online. Where you are seeking to appoint a Sandbach conveyancing practitioner on the Skipton please use our facility.

Nottingham have agreed my home loan in principle, my bid on a property in Sandbach has been agreed to, what are the next steps?

The estate agent will wish to be advised as to your solicitor's details (be sure the conveyancing practitioners are on the bank’s panel). Telephone Nottingham or your financial adviser and complete any relevant paperwork. Nottingham will instruct a valuer who will get in contact with the estate agent or vendor to book an appointment. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. Nottingham will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Sandbach.

My father has recommend that I instruct his lawyers for conveyancing in Sandbach. Should I find my own property lawyer?

Much as we are happy to recommend a Sandbach conveyancing lawyer it’s preferable to select a conveyancing practitioner is to get referrals from friends or relatives who have actually previously instructed the conveyancer that you are are thinking of instructing.

Are there any distinct advantages to selecting a high street solicitor in Sandbach

Lots of house movers in Sandbach decide on using a local solicitor so that they can visit if they have questions, and to execute documents without using the post.

There is a marginal advantage when selecting a conveyancing practitioner local to the house you are purchasing, due to the in-depth knowledge of the area and possible local issues - but this is moot. The majority of conveyancers are now online and may be practically anywhere.