Is the fact that my solicitor in Higham Ferrers is not on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Higham Ferrers conveyancing firm and enquire why they are no longer on the approved list for your bank.

My fiancee and I are buying our first home. Our conveyancing practitioner has calledto see if we wish to take out extra conveyancing searches. We are really unsure what's appropriate for conveyancing in Higham Ferrers

The extent of Higham Ferrers conveyancing searches depends primarily on the property, the location, the possibility of any of these risks, your knowledge of the area and risks, your general appetite to risk. What is important is that you properly appreciate what information each search could supply. You may then make a decision if you consider that you need that search. Should you be unclear, ask the solicitor to guide you.

Is there a reason why leasehold purchase conveyancing in Higham Ferrers is more expensive?

In short, leasehold conveyancing in Higham Ferrers and elsewhere usually requires more work compared to freehold conveyancing. This includes analysing the lease terms, liaising with the landlord concerning serving appropriate notices, procuring current service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first entered into.

The Higham Ferrers conveyancing lawyers that I appointed last week on my purchase in Higham Ferrers have suddenly closed. I chose them because I needed a firm on the RBS conveyancing panel and my previous Higham Ferrers lawyer was not. I sent them a cheque for two hundred pounds in advance. What are my options?

Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.

I'm refinancing my existing property to a buy to let mortgage with Chelsea Building Society and I will use the rest of the raised equity as a down payment on a second property. The neighborhood we are interested in is Higham Ferrers. Will your conveyancers be able to act for the two lenders and tie in the transactions?

Make use of our search tool on this page to ensure that the conveyancers are approved by both banks. On the basis that they are the conveyancer should be able to tie up the two conveyancing matters but you should talk with you solicitor and communicate your expectations and requirements.