Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Bulkington so that I can attend their offices if necessary.

Whereas this was necessary ten years ago, almost all mortgage companies no longer require their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to hand over identification documents and there are still distinct benefits to instructing a locally based practitioner, in your case a conveyancing solicitor in Bulkington.

Are all Bulkington Conveyancing Quality Solicitors on the HSBC conveyancing panel?

Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

Last month we had a mortgage agreed in principle with TSB. Bulkington conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from TSB?

Some lenders take longer than others. Have TSB done the survey? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am buying a property in Bulkington. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?

As you are obtaining a mortgage with Skipton your lawyer must check the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to Skipton where a lease does not meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not limited to Bulkington.

I have todaybecome aware that Stirling Law have closed. They conducted my conveyancing in Bulkington for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bulkington conveyancing specialists.

I was advised by a couple of local property agents in Bulkington to find a property lawyer on your site. Is there a financial advantage for Estate Agents to market your lawyers rather than a competitor’s?

We refuse to offer any financial incentive for sending work our way. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

My solicitors in Bulkington have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.