I am buying a flat in Upminster Bridge. My Conveyancer is not listed on the bank conveyancing panel. Is it possible for me to appoint my Upminster Bridge conveyancing solicitor even though they are excluded from the lender panel?

Various options include

• Complete the deal with your chosen Upminster Bridge property lawyer but your bank will no doubt instruct a solicitor on their approved list. The net result is additional charges together with probable delay.
• Appoint a new solicitor to act in the purchase, ensuring that they are on the lender conveyancing panel.
• Appeal to your conveyancing practitioner to seek to join the bank panel

Are the Upminster Bridge conveyancing solicitors identified as being on the Lloyds conveyancing panel, together with their details provided by Lloyds?

Upminster Bridge conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.

Is it the case that all Upminster Bridge solicitor practices on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel in which case such firms would be governed by the CLC.

We are getting a further advance on our home loan from Yorkshire BS as we wish to carry out a loft conversion to our house in Upminster Bridge. Are we obliged to select a local Upminster Bridge solicitor on the Yorkshire BS conveyancing panel to handle the legals?

Yorkshire BS don't usually appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.

We expect to receive a OIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Upminster Bridge solicitors on the Santander conveyancing panel, or is it better to go independently?

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

I have been told that property searches are the main cause of obstruction in Upminster Bridge house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Upminster Bridge.

I dont have enough spare cash to pay a 10% deposit on my flat purchase in Upminster Bridge , but I am keen proceed. What can I do?

You can agree a smaller deposit. Most sellers will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute