Am I correct in assuming that the fact that my solicitor in Hermitage is not on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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) 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. Should you be concerned you should contact the Hermitage conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Is there a reason why leasehold purchase conveyancing in Hermitage is more expensive?
Hermitage leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
What is the difference between a licensed conveyancer and conveyancing solicitor in Hermitage
There are many recorded licenced Conveyancers in Hermitage and Solicitor practices in Hermitage who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Can you help - my lawyer advises that absentee landlord insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Hermitage?
The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
I had an offer accepted on a house in Hermitage on 10/6/2025, valuation was booked five days after, received a clean bill of health. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Action Conveyancing a few years ago for my conveyancing in Hermitage. Now, I need my files however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Hermitage of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I need to appoint a conveyancing solicitor for my conveyancing in Hermitage. I happened to chance upon a site which appears to be the ideal offering If it is possible to get all this stuff done via web that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Are all Hermitage conveyancers on every lender conveyancing panel?
You can use our search tool or you can drop into your high street bank branch in Hermitage. Chances are that they will be in a position to suggest some reputable conveyancing solicitors in Hermitage