Unfortunately I am unable to travel far from Wool. Is there a reason why all Wool property lawyers aren't included on all mortgage company panels?

Before the recession most lenders demonstrated an attitude to risk which is different from today. The FSA in 2010 carried out a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, banks have subsequently soughtmore data from law firms regarding their operations and the individuals employed by them and set certain criteria such as completing a minimum volume of transactions. Many law practices have been excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the minimum volume of transactions the lenders set.

Are the BSA intent on creating a searchable register to to identify solicitors on the Earl Shilton BS conveyancing panel for example in Wool?

We are not aware of any intention on the part of the BSA to develop such a register.

I need to appoint a conveyancing solicitor for purchase conveyancing in Wool. I've chance upon a site which seems to have the perfect solution If there is a chance to get all this stuff done via email that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Last September I purchased a leasehold house in Wool. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Wool Conveyancing for Leasehold Flats - Examples of Queries before buying

How many of the leaseholders are in arrears for their maintenance charge payments? For many Wool leaseholds the cost for major works tend not to be included within maintenance charges, although some managing agents in Wool ask leaseholders to pay into a reserve fund created for the specific purpose of building a fund for larger repairs or maintenance. If a Wool lease has fewer than 80 years it will affect the marketability of the property. It is worth checking with your mortgage company that they are happy with the length of the lease. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out how much this will be. For most Woollease extensions you will need to own the property for two years before you are eligible to extend the lease.

My wife and I have recently appointed a conveyancing solicitor in Wool. I I would like to check if they are listed on the lender's conveyancing panel. Could you or the bank confirm if they are on the panel?

One option is to contact your lawyer and ask them if they are on the bank's approved list. If that does not help call us and we can investigate and revert. If they are not on the bank panel we we can help find a specialist conveyancing solicitor in Wool on the approved list for your mortgage company.