It may have been a long time coming a loan agreement from Nationwide for the refinancing of my 3 room garden flat is expected by the end of next week. Can you suggest a low cost conveyancing law firm in East Coker?

You are on the wrong site if you are seeking the lowest fares for conveyancing solicitors in East Coker. We can offer you excellent value conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint companies offering £99 conveyancing in East Coker. The optimum outcome, in deciding on low cost conveyancing, you will end up with what you pay for and at worst it will result in you invoiced for extras and still not get the service expected.

Please could you suggest a National Westminster Bank allowed East Coker conveyancing lawyer finish our home move within 10 days? Would it be better to use a local East Coker firm or a nationwide firm?

We would be happy to suggest some excellent East Coker conveyancing firms. You can also walk up the high street in East Coker. Approach two or three law practices and ask to see a conveyancing solicitor for a fee estimate. Discuss your requirements together with your reasons and ask for a commitment on your deadline. Appoint the one that appears most efficient.

My husband and I are hoping to buy a purpose built apartment in East Coker with a homeloan from Santander.We have a East Coker conveyancing lawyer but Santander advised that he's not listed on their "panel". We have to appoint a Santander panel lawyer or retain our local solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

No, not really. The loan issued to you is subject to its various provisions, a common one being that lawyers will be on the Santander approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Santander

Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who conducted the conveyancing in East Coker 5 years ago no longer exist. What do I do?

Assuming the title is registered the details of your proprietorship will be documented by HMLR with a Title Number. It is possible to conduct a search at the Land Registry, identify your property and secure up to date copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

My step-son is just in the process of moving house, the home loan was agreed last week in principle. One the seller agreed the offer on the apartment we contacted the lender to go forward with his. I was disappointed to learn that mortgage companies do not accept all conveyancer, they need to be on their approved list, is this right?

Mortgage Companies tend to restrict either the type or the number of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any East Coker conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.