Is the fact that my solicitor in Wolverhampton is not identified on my bank's solicitor panel that there is a problem with the standard of her work?

That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 simply call the Wolverhampton conveyancing practice and enquire why they are no longer on the approved list for your bank.

I am under pressure from the executor of a property in Wolverhampton to sign contracts within four weeks. What can be done to hasten the conveyancing process?

In a situation where you are under pressure to complete it is highly recommended that your solicitor is familiar with the location as they will have local connections and know-how. It is possible that they may have transacted previousproperties in the same neighbourhood. Therefore consider using a Wolverhampton conveyancing firm. In addition, ensure that the conveyancing firm is on the member panel. It is said that 18% of Wolverhampton conveyancing transactions are delayed or derailed after finding out that a buyer’s lawyer was not on their mortgage lender’s panel. In many cases this discovery resulted in the buying process being frustrated by as much as 21 days. It is estimated that this issue affects approximately 100,000 home sales annually. Many Wolverhampton conveyancing firms can not act for certain mortgage companies so do check at the outset.

We are hoping to buy a newly converted apartment in Wolverhampton with a mortgage from Britannia.We have a Wolverhampton conveyancing solicitor but Britannia advised that his firm is not on their "panel". It seems we are left with no choice but to instruct a Britannia panel lawyer or retain our local solicitor and fork out for a Britannia panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Britannia use our lawyer?

No, not really. The home loan offered to you is subject to its various provisions, a common one being that conveyancers must be on the Britannia approved list. in the past, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Britannia

There is lots of here concerning conveyancing in Wolverhampton but can you isolate your top tip for finding the right conveyancer in Wolverhampton

We would encourage you not to base your choice on the cheapest Wolverhampton conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

A relative advised me that in purchasing a property in Wolverhampton there may be a number of restrictions prohibiting external alterations to a property. Is this right?

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

Can I be sure that the Wolverhampton conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Wolverhampton seeking recommendations is a sensible starting point. 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 suggest that you speak with the lawyer conducting your conveyancing.

As a tenant I am on the hook for a maintenance contribution for my first floor flat in Wolverhampton. As a result of personal circumstances I slipped behind with remittance. I negotiated a clearance schedule but there is still approximately £2000 remaining to be paid.

I want to dispose of the property and I am panicking this could jeopardize the sale if I have to pay off the arrears in advance. Do I have to settle before - is this viable?

You should clarify with the conveyancing practitioner handling your Wolverhampton conveyancing but it might be possible to agree for the outstanding amount to be attributed to the purchasers. The contractual price payable would be reduced to reflect the amount of debt they take on. They would then pay the arrears after completion of the purchase.