Is the fact that my conveyancer in Worcestershire is not on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters 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. Where you are concerned you should contact the Worcestershire conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Having sold my house in Worcestershire last January but our buyer keeps whats apping daily complaining that their conveyancer is waiting to hear from mine. What are the post completion sale formalities following completion?

Following your disposal your lawyer should forward the transfer deeds and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer must also confirm that the legal charge in favour of the lender has been repaid to the buyers lawyers. There is unlikely to be post completion requirements peculiar conveyancing in Worcestershire.

I'm the only recipient of my late mum's estate and I have everything in my name now, including the house in Worcestershire. Conveyancing formalities meant that the Land Registry date was in . I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the property in . Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Some mortgage companies would take a practical view as this requirement chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

When it comes to mortgage companies such as , do Worcestershire have to pay a yearly amount to be on the list of approved solicitors?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

We were going to get a DIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Worcestershire solicitors on the conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Worcestershire solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

Worcestershire Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

This information is important as a) areas can cause problems in the block as the common areas may start to deteriorate if services remain unpaid b) if the leaseholders have an issue with the managing agents you will need to know about it Many Worcestershire leasehold apartments will be liable to pay a service bill for the upkeep of the block set by the freeholder. Where you acquire the flat you will have to pay this liability, normally quarterly accross the year. This can differ from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. In all probability there will be a rentcharge to be met annual, ordinarily this is not a significant amount, say approximately £50-£100 but you should to check as on occasion it could be surprisingly expensive.

My husband and I are acquiring a first floor flat in Worcestershire. When we first instructed , they said that they were on all major UK bank panels. The financial adviser emailed today to advise that they are not on the approved list. Were it to be true, what should we do? Do we just choose a new that is on their approved list or should we cover the costs for separate representation, with appointing their own approved .

When purchasing a property with the benefit of a mortgage it is normal for the purchaser’s lawyers to also act for the mortgage company. In order to act for a bank or building society a has to be on that lender's list of approved lawyers. An application has to be made by the to the lender to become a member of the lender's panel and there are increasingly strict criteria which the has to fulfill. Some mortgage companies now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your should call to find out 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 's conveyancing panel and you may continue to use your own Worcestershire solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.