I was informed yesterday by my mortgage broker that my Birchgrove lawyer is not on the bank Solicitor panel. What can I do to be sure that this is correct?

The best course of action for you to take is to contact your Birchgrove lawyer directly. You lawyer should notify you what has happened. Where they are not on the panel they may be able to suggest a Birchgrove conveyancing practice that is on the conveyancing panel for your mortgage company.

My husband and I are purchasing a new build flat in Birchgrove and my conveyancer is informing me that she has to the mortgage company to disclose incentives from the builder. I am nearing the developer’s deadline to exchange and I don't want to delay matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Can you point me to a directory of Virgin Money panel solicitors in Birchgrove on the Council of Mortgage Lender’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings visible online. If you are in need of a Birchgrove property lawyer on the Virgin Money please make the most of our facility.

My fiancee and I are at the point of viewing flats in Birchgrove and I am about to put in an offer. Should I already have a solicitor appointed at this stage? I intend to finance via a home loan with UBS.

It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are getting a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

The formalities of my remortgage has taken place for my property in Birchgrove. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I require fast conveyancing in Birchgrove as I am faced with a deadline to exchange contracts inside one month. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?

If.Given you are not obtaining a home loan you have the choice not to do searches although no conveyancer would advise that you don't. With lots of history conveyancing in Birchgrove the following are examples of issues that can appear and adversely impact market value: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...

Our lenders have just issued us with a mortgage offer. We are using a long established conveyancer in Birchgrove yesterday. A couple of hours ago, our financial adviser contacted us saying that the mortgage company said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we did not have a clue that the mortgage company had some control over our choice Is this usual?

You are permitted to appoint any lawyer you wish to choose for your conveyancing in Birchgrove however if your mortgage company aren't happy with them you will have to pay an extra fee so the mortgage company can appoint their own solicitors as well to protect their interest. It may be conceivable that your solicitor may apply to get added to the lender list of approved firms. You can use online search facilities including lenderpanel.com to find a conveyancing solcitor in Birchgrove on the bank panel. You can go into your local mortgage company branch in Birchgrove. They will know some good conveyancing solicitors in Birchgrove on the panel for your mortgage company.