I am in the process of selling my home in Wirksworth and the EA has just telephoned to advise that the purchasers are swapping property lawyer. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a major mortgage company only engage with specific solicitors rather the firm that they want to appoint for their conveyancing in Wirksworth ?

Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lending institutions blame a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.

As someone not used to conveyancing in Wirksworth what is your top tip you can impart concerning the home moving process in Wirksworth

You may not hear this from too many lawyers but conveyancing in Wirksworth or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is an abundance of room for conflict between you and other parties involved in the legal transfer of property. For example, the seller, property agent and sometimes a mortgage company. Appointing a law firm for your conveyancing in Wirksworth is a critical decision as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to act in your legal interests and to protect you.

Sometimes a potential adversary may attempt to persuade you that you should follow their advice. As an example, the selling agent may claim to be assisting by suggesting your solicitor is slow. Or your financial adviser may tell you to do something that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

My wife and I are purchasing a apartment in Wirksworth. It might be a silly question but how we can trust a conveyancer? On completion day we will need to put our life savings into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Forgive me if this question is silly but I am unexperienced as a first time purchaser of a two bedroom flat in Wirksworth. Do I pick up the keys to the house on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Wirksworth?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s lawyers, and once they have received this, you should be invited to receive the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.

Is there a list of Santander panel solicitors in Wirksworth on the Council of Mortgage Lender’s Website?

No. There is no such tool on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings viewable online. If you are in need of a Wirksworth property lawyer on the Santander please make the most of our facility.

I need some fast conveyancing in Wirksworth as I am under an ultimatum to sign on the dotted line in less than 4 weeks. Luckily I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?

As you are are a mortgage free buyer you have the choice not to have searches carried out although no conveyancer would suggest that you don't. With lots of history conveyancing in Wirksworth the following are instances of issues that can be revealed and therefore impact future mortgageability: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...

I was advised by a few selling agents in Wirksworth to choose a solicitor using your seach tool. What’s the financial upside for Estate Agents to promote your site rather than a competitor’s?

We refuse to make any referral fee for directing people to this site. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.