We wanted to use a conveyancing solicitor in Worcester Park for our house purchase. Our broker informed us that our mortgage lenders Halifax won't deal with them. Surely this is unduly restrictive?

Mortgage Companies in the main restrict either the type or the number of conveyancing solicitors on their member panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the type of firm, a few banks have limited the amount of solicitor practices they allow to act for them. You should note that Halifax have no responsibility for the quality of advice provided by any member of Halifax Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there remains differing views about the level of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that hundreds of law firms, including some in or near Worcester Park only execute one or two conveyances per annum.

What is the difference between a licensed conveyancer and conveyancing solicitor in Worcester Park

There are many recorded licenced Conveyancers in Worcester Park and Solicitor partnerships in Worcester Park who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. They may both also handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

When it comes to mortgage companies such as Principality, do Worcester Park solicitors have to pay an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

Completion of my remortgage has taken place for my property in Worcester Park. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I have todaybecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Worcester Park for a purchase of a leasehold flat 12 months ago. How can I check that the property is registered correctly in the name of the previous owner?

The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Worcester Park conveyancing specialists.

How does conveyancing in Worcester Park differ for newly converted properties?

Most buyers of new build residence in Worcester Park approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Worcester Park usually buy the site, 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 Worcester Park or who has acted in the same development.

I am due to assess estimates for conveyancing in Worcester Park from numerous lawyer and choose one. Am I right to instruct them to sit tight until I I have my bid accepted on a flat.

You should only get your property lawyer to start work and order searches after the offer has been accepted on the property especially as Worcester Park conveyancing searches are a couple of hundred pounds.