My partner and I are looking to purchase a home in Wickford and have instructed a Wickford conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Halifax have this evening contacted us to inform me that there is now an issue as our Wickford solicitor is not on their approved list of lawyers. Please explain?

Where you are buying a property with the assistance of a mortgage it is standard 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 Quality Scheme. Your solicitor 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 solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Wickford solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

My brother-in-law has suggested I instruct a conveyancing solicitor in Wickford. I I would like to check whether they are accepted on the Chelsea Building Society approved list of lawyers. Can you help?

The first thing you should do is contact the conveyancer and enquire whether they can act for the lender. Otherwise please get in touch with Chelsea Building Society who may be able to assist.

Is it the case that all Wickford CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?

It is true that some banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

How can we know in advance if a Wickford conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Wickford getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your conveyancing.

I am selling my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being difficult. The Wickford solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

The estate agent has sent us the confirmation of our purchase of a new build flat in Wickford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Wickford

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

How simple is it to swap solicitor as I have to retain one who is on the Virgin Money conveyancing list. I had appointed a local conveyancing solicitor in Wickford round the corner but she is not approved by Virgin Money

It would be our pleasure to help you find a conveyancing solicitor in Wickford on the Virgin Money panel. Please note that the law firms that we list do not pay us commission if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Wickford. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Wickford.