I am expecting a mortgage with Lloyds. I intend to retain the legal services of a Licensed Conveyancer in Yeading. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

Some advice if I may. My Yeading solicitor is advising me that he has toapply for Yeading conveyancing searches asthe firm are on the Virgin Moneyconveyancing panel. Do I not have any say here?

You have limited options available to you. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Yeading conveyancing searches.

I used Action Conveyancing several years past for my conveyancing in Yeading. I now require my file but the law firm has closed. What do I do?

You should call 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 Yeading 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.

Due to the guidance of my in-laws I had a survey completed on a property in Yeading prior to appointing lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some lenders will not issue a mortgage on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Yeading. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Yeading to see if the conveyancing will be more expensive.

I need to swap lawyers as my Yeading lawyer is not on the lender's panel of conveyancing solicitors. Is it advisable to appoint a new law firm?

In the event that you have not formally instructed a conveyancer to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Yeading that you're thinking of instructing.