I am hoping to receive a mortgage with Halifax. I intend to enlist the help of a Licensed Conveyancer in Stretford. Does the Halifax Conveyancing panel allow for Licensed Conveyancers?

The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Please explain the implications if my solicitor is suspended from the Co-operative Solicitor panel ahead of completing my conveyancing in Stretford?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

How does conveyancing in Stretford differ for newly converted properties?

Most buyers of new build or newly converted property in Stretford approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Stretford typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Stretford or who has acted in the same development.

We're new on the property ladder - had an offer accepted, but the selling agent advised that the owners will only move forward if we instruct the agent's preferred conveyancers as they want an ‘expedited deal’. We would rather use a local solicitor with experience of conveyancing in Stretford

We suspect that the owner is unaware of this ultimatum. If they desire ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are chain free (d) you wish to move quickly (e)but you intend to use your own,trusted Stretford conveyancing firm - not the ones that will give the negotiator at the agency a commission or meet his conveyancing figures demanded by HQ.

We are about to complete buying a property in Stretford but as a result of wreckage from the recent storms I have agreed reparation from the owner of five thousand pounds taking the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process yet the bank will not agree to this. Should they have been informed?

The lawyer being on the mortgage company conveyancing panel is duty bound to disclose to the bank of any amendments to the sale figure. If you did not allow your conveyancer to report the price change to your mortgage company then they would have no choice but to discontinue acting for you and the lender.