I am in the process of selling my flat in Corwen and the estate agent has just text me to say that the purchasers are changing their solicitor. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a major mortgage company only deal with specific lawyers rather the firm that they want to appoint for their conveyancing in Corwen ?

Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Banks justify this action to a rise in fraud by way of justification for the pruning – 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 claims that it is being contacted daily by practices 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. Your purchasers are not going to have any impact on this.

Do lenders provide you with an approved list of Corwen conveyancing solicitors? How do you know who is on the Yorkshire BS conveyancing panel?

Corwen conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.

I am due to move home in February. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Corwen. Conveyancing lawyer was chosen prior to coming across this site.

On the day of completion you will need to collect the house keys from your selling agent but this should only be done after the vendors conveyancers confirm to the agent that the monies to complete are in and the keys can be released. You will need to inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you find a conveyancing in Corwen or a solicitor with expertise in conveyancing in Corwen.

is it true that all Corwen conveyancing solicitors on the Nationwide conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be regulated by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.

Last month we had a mortgage agreed in principle with Virgin Money. Corwen conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

There is no definitive answer here. Have Virgin Money done the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I require fast conveyancing in Corwen as I have pressure to complete within one month. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?

If.Given you are not taking a home loan you are at free not to have searches conducted although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Corwen the following are examples of what can appear and therefore impact future saleability: Enforcement Notices, Overdue Charges, Outstanding Grants, Road Schemes,...

Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who did the conveyancing in Corwen 10 years ago no longer exist. What are my options?

You no longer need to have the physical original deeds to establish that you own the land or premises, as the Land Registry have everything they need in a digital format.