My husband and I are looking to acquire a property in Ludgershall and are in fact using a Ludgershall conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Accord Mortgages Ltd have this evening contacted us to advise us that they have now hit a problem as our Ludgershall solicitor is not on their conveyancing panel. Please explain?

If you are buying a property with the assistance of a mortgage it is conventional for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Ludgershall lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

I have been recommended a conveyancing solicitor in Ludgershall. I need to find out if they are accepted on the Barclays approved list of lawyers. Could you assist?

The first thing to do is phone your conveyancer and ask them if they can act for the bank. Alternatively please get in touch with Barclays who may be able to assist.

I just bought a flat at auction in Ludgershall. Conveyancing is needed. What happens now?

Now that you have to in every practical sense signed on the dotted line you will need to find a conveyancing practitioner quickly as you will have a fast approaching a fixed date to complete the property. Every auction property will ordinarily have a bespoke auction set of papers. This should include evidence of title and search results. In the case of leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You must hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.

When it comes to lenders such as Yorkshire BS, do Ludgershall lawyers have to pay a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

Can you point me to a directory of Santander panel solicitors in Ludgershall on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of lenders make their panel listings visible online. If you are in need of a Ludgershall solicitor on the Santander please use our facility.

Hoping to buy a property located in Ludgershall and I am already nervous. I couldn't find anything specific about Ludgershall. Conveyancing will be needed in due course but do you know about the Ludgershall area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Ludgershall. In the meantime here are some basic statistics that we found

Why is New Build conveyancing in Ludgershall more costly?

Buying a new build property is completely different from the standard house buying conveyancing in Ludgershall. For a start developers normally demand contracts to exchange very quickly, the result being a a great deal of pressure on your lawyer to make sure everything is in order. Furthermore new build conveyancing often involve the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender obligations are also more detailed. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.