I am progressing with the sale of my maisonette in Welwyn Garden City and the EA has just e-mailed to advise that the purchasers are changing their property lawyer. I am told that this is due to the fact that the lender will only engage with property lawyers on their approved list. Why would a big named lender only work with certain solicitors rather the firm that they want to choose to handle their conveyancing in Welwyn Garden City ?

Lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Lenders point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some 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.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Welwyn Garden City?

There are two types of lawyers who can execute conveyancing in Welwyn Garden City 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 obliged to conduct Welwyn Garden City conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally carried out and that the requisite steps should be appropriately taken.

Leeds Building Society have agreed my home loan in principle, my offer on a house in Welwyn Garden City has been agreed to, what are the next steps?

Your property agent will need to know who your solicitors are (be sure the property lawyers are on the bank’s approved list). Call up Leeds Building Society or the financial adviser and finalise any appropriate documentation. Leeds Building Society will instruct a valuer who will get in contact with the estate agent or owners to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Welwyn Garden City.

After what seems like an age I have had an offer on a maisonette in Welwyn Garden City accepted, the owners do nevertheless have a tied purchase. The owners have offered on on an apartment, however it’s not yet agreed to, and are looking at other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Welwyn Garden City. What do I do now? When do I get the mortgage application with Clydesdale started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then valuation, Welwyn Garden City conveyancing search costs, etc). The first thing to do is check that your lawyer is on the Clydesdale conveyancing panel. Regarding the next steps this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. In a buoyant market some home buyers will apply for a home loan with Clydesdale and pay for the valuation and only if it was satisfactory would they request their conveyancer to press on with searches.

I used Stirling Law several years ago for my conveyancing in Welwyn Garden City. Now, I need the files however the law firm has closed. What do I do?

Do 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 Welwyn Garden City of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

What makes your site different to other web based conveyancing brokers for conveyancing in Welwyn Garden City?

At this site secure an accurate costs illustration via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Welwyn Garden City. As opposed to estate agents and many comparison sites we are not in the business of charging firms a commission if you instruct them for your property ownership legalities in Welwyn Garden City

As co-executor for the will of my aunt I am disposing of a house in Cardiff but live in Welwyn Garden City. My lawyer (based 250 kilometers from mehas requested that I execute a statutory declaration before completion. Can you recommend a conveyancing practitioner in Welwyn Garden City who can attest this legal document for me?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in Welwyn Garden City