I am hoping to receive a mortgage with Halifax. I intend to retain the legal services of a Licensed Conveyancer in Hagley. Does the Halifax Conveyancing panel include conveyancers regulated by the CLC?

The Halifax conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I had intended to instruct a conveyancing solicitor in Hagley for our house move. Our broker has since notified us that our bank TSB won't deal with them. Surely this is unfair competition?

A lender may insist on a panel conveyancer act for it. You would be expected to meet the cost of this. Try using our database to get a quote from a solicitor to carry conveyancing in Hagley on the TSB approved list of solicitors.

What is your number one tip for choosing a conveyancing solicitor in Hagley

We would encourage you not to base your choice on the cheapest Hagley conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We expect to receive a AIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Hagley solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

You will need to appoint Hagley solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I have a mortgage with Santander for my property in Hagley. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?

Santander must be informed of your intention prior to renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel firm.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Hagley is the location of the property. Can you shed any light on this issue?

Flying freeholds in Hagley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hagley you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hagley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My partner and I are are seeking to find a responsive conveyancing solicitor in Hagley to assist me in selling my home. I I am concerned about by bill escalating out of control but with plenty Hagley conveyancing organisations out there...who do I opt for?

Where you’ve never instructed a lawyer before, a trustworthy recommendation via relatives or friends is a preferable starting point and is often a good barometer of quality. As an alternative option, view the Law Society’s online record of conveyancing solicitors in Hagley or make the most of our search tool to locate a conveyancing solicitor in Hagley.