My partner and I are planning to purchase a property in Wombourne and are in fact using a Wombourne conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Alliance & Leicester have this evening contacted us to inform me that there is now an issue as our Wombourne conveyancer is not on their approved list of lawyers. What do we do from here?

Where you are buying a property requiring a mortgage it is standard for the purchasers' solicitors 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 Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Wombourne lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

There is lots of here concerning conveyancing in Wombourne but can you isolate your top tip for appointing the right conveyancer in Wombourne

Do not opt for the cheapest Wombourne conveyancing costs illustration. You really do get what you’re paying 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.

Can you point me to a directory of Santander panel solicitors in Wombourne on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings available online. If you are seeking to appoint a Wombourne conveyancer on the Santander please use our tool.

I am purchasing a property in Wombourne. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?

Given that you are obtaining a mortgage with Principality your lawyer must follow the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not meet these specifications. The requirements relate to the installation of panels on properties nationwide and is not limited to Wombourne.

I am looking into buying my first house which is in Wombourne and I am already nervous. I couldn't find anything specific about Wombourne. Conveyancing will be needed in due course but do you know about the Wombourne area? or perhaps some other tips you can share?

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

I am using a search engine for the phrase conveyancing in Wombourne it reveals many conveyancersin the area. With so much choice what is the best way to find the suitable solicitor for me?

The ideal method of finding a suitable conveyancer is via personal referral, so seek the counsel of friends and relatives who have acquired a property in Wombourne or the reputable estate agent or mortgage broker. Costs for conveyancing in Wombourne vary, so it's sensible to secure at least three fee calculations from varying types of solicitors. Be sure to secure confirmation what costs in the quote includes.

What advice can you give us when it comes to finding a Wombourne conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for lease extension works (regardless if they are a Wombourne conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Wombourne conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

Can they put you in touch with clients in Wombourne who can give a testimonial?

Wombourne Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

The best form of lease arrangement is a share of the freehold. In this situation the leaseholders enjoy control and even though a managing agent is often retained where the building is bigger than a house conversion, the managing agent retained by the leaseholders. It is important to be aware if a new roof is being put on or some other significant cost is pending that will be shared amongst the leasehold owners and will materially increase the the maintenance fees or result in a one off payment. What restrictions are there in the Wombourne Lease?