Am I correct in assuming that the fact that my conveyancer in Essington is not on my bank's conveyancing panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer 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 Essington conveyancing practice and enquire why they are no longer on the approved list for your lender.
Me and my wife are buying our first property. The lawyer has contact usto enquire if we wish to purchase supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Essington
The quantity and type of Essington conveyancing searches should be triggered based entirely on the premises, the location, the possibility of any of these risks, your familiarity of the region and risks, your general approach to risk. What is important is that you properly appreciate what information each search could give you. Then you can make a decision if you consider that you need that search. Should you be unclear, ask the lawyer to guide you.
What happens if my lawyer’s firm is removed from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Essington?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Essington. Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Essington?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's solicitors, and shortly after the monies have arrived, you should be called to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
Is it the case that all Essington solicitor firms on the TSB conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the TSB approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
I had an offer accepted on a house in Essington on 7/4/2025, valuation was booked 2 days after, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Are Nottingham entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should our conveyancer be making enquiries regarding flooding as part of the conveyancing in Essington.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Essington. There are those who purchase a house in Essington, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, however there are a various checks that may be undertaken by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Essington. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the owner to discover if the property has ever been flooded. In the event that the property has been flooded in past and is not disclosed by the seller, then a purchaser could issue a compensation claim resulting from an inaccurate answer. The buyer’s lawyers will also commission an environmental search. This should disclose if there is any known flood risk. If so, additional inquiries should be conducted.
A couple of weeks ago I was advised by my lender that their approved solicitors operate no move no fee basis for conveyancing in Essington. I had a purchase fall through yet the solicitors have requested search fees! They say the fees are seperate!
in promising "no completion no fee" Essington conveyancing firms are writing off their fees for any work conducted. We must stress this does not constitute an insurance scheme. you will still need to cover any charges that your property lawyer has outlayed on your behalf for example Essington local authority searches