What is the best way to investigate if the solicitor carrying out my conveyancing in Biggleswade is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Coventry Building Society thus paying £192.00 in further conveyancing bill.

You should make use of the find a lender approved solicitor tool on this page. Pick the mortgage company and type ‘Biggleswade’ or your location and you will be presented with a number of lawyer located in Biggleswade or near you.

My wife and I are selling our property in Biggleswade and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing practice rather than a conveyancing solicitor in Biggleswade. We have lived in Biggleswade for many years we know of no issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I have a 4 bedroom Edwardian house in Biggleswade. Conveyancing solicitor acted for me and Santander. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Biggleswade and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the work.

I have been advised by a few selling agents in Biggleswade to get a quote from a property lawyer on your site. Is there a financial incentive for Estate Agents to market your lawyers over and above another?

We don’t give any commission for pointing buyers and sellers our way. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

My son is just in the process of moving house, the home loan was agreed last week in principle. After the offer was accepted on apartment we contacted the mortgage institution to issue the formal offer. I was shocked to hear that mortgage lenders do not accept all property lawyer, they have to be on a list, is this right?

Lenders tend to imposes restrictions either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Biggleswade solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.