I am progressing with the sale of my home in Burnham On Sea and the estate agent has just text me to advise that the buyers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. On what basis would a big named lender only work with specific solicitors rather the firm that they want to choose for their conveyancing in Burnham On Sea ?

UK lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Banks point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.

How up to date is your search tool for Burnham On Sea conveyancing solicitors on the Barclays conveyancing panel? Do Barclays send you an updated list?

Burnham On Sea conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Burnham On Sea?

Two types of professional can conduct conveyancing in Burnham On Sea namely licenced conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the disposal or purchase of property. They are both duty bound to handle Burnham On Sea conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be properly conducted and that all requisite procedures should be accurately taken.

My aunt pointed out to me me that in buying a property in Burnham On Sea there could be various restrictions preventing external changes to a property. Is this right?

We are aware of anumerous of properties in Burnham On Sea which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Burnham On Sea should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have instructed a Burnham On Sea lawyer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Burnham On Sea surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Is there anything unique about your site and alternative web based conveyancing solicitors for conveyancing in Burnham On Sea?

At this site obtain an accurate quote from a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Burnham On Sea. As opposed to estate agents and many comparison sites we do not have referral arrangements with solicitors. Some agents and online brokers 'recommend' the firm paying the most per referral, as opposed to the best value conveyancing in Burnham On Sea

My parents are experiencing difficulties in finding their Burnham On Sea property on the HMLR site. They have a vague memory 48 years ago when they acquired the bungalow there were complications regarding the address not being recognised in some systems.

Almost all residences in Burnham On Sea should appear. Have you tried a search to just the postcode. Normally it will identify all the residences inside the postcode. Assuming the property is registered it will be there with a title number. Where they bought back in the 60’s it's conceivable it may be not yet registered. The property may still be revealed but with the title number shown 'na'. In this scenario you will need to track down the original title documentation which may be with your parent’s mortgage company.