Is the fact that my conveyancer in Lakenheath is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?

That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Lakenheath conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

I sincerely hope you can assist me. My Lakenheath solicitor is assuring me that he is legally obliged toorder Lakenheath conveyancing searches asthe firm are on the Virgin Moneyapproved lawyer panel. Do I not have a choice here?

You have limited options available to you. As you are taking a mortgage with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Lakenheath conveyancing searches.

I purchased a freehold premises in Lakenheath but still pay rent, why is this and what is this?

It is rare for properties in Lakenheath and has limited impact for conveyancing in Lakenheath but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

My brother-in-law has suggested I instruct a conveyancing solicitor in Lakenheath. I I am struggling to find out if they are on the TSB conveyancing panel. Can you advise?

You should e-mail your lawyer and enquire whether they can act for the lender. Otherwise please get in touch with TSB who may be able to assist.

I am 18 days into a residential purchase having been directed to solicitors by the estate agent to carry out the conveyancing in Lakenheath. I am am very disappointed with the level of service. Could you help me find new solicitors?

A lawyer would have to be very poor in order to consider changing them. Has the mortgage offer been sent? In the event that it has you must make them aware of the replacement lawyer and get the loan are re-sent. Your new conveyancer should be on the banks panel to avoid supplemental expenses and delays. So that should be your starting point. The find a solicitor tool can assist you in finding a lender approved solicitor for your home move in Lakenheath