I am not in a position to travel far from Merriott. What is the rationale as to why all Merriott conveyancing practitioners aren't included on all bank panels?

Pre- 2008 most banks demonstrated an attitude to risk which differs from the current day. The FSA in 2010 conducted a thematic review into mortgage fraud which in summary warned lenders: know the solicitors on your panel. As a result, mortgage companies 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 number of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of amount of transactions the lenders set.

I am planning to move home in April. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Merriott. Conveyancing solicitor was organised prior to coming across your site.

On the day of completion you can pick up the house keys from the property agent however this should only occur once the previous owners lawyers inform the agent that the monies to complete are in and the keys can be passed over. You can tell the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you choose a residential property solicitor in Merriott or a firm with expertise in conveyancing in Merriott.

We previously chose conveyancers located in Merriott on the Nationwide solicitor approved list. They have just billed me a supplemental fee for handling the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer may levy a fee for this. The fee is not set by Nationwide but by your Merriott property lawyer. Some firms on the Nationwide panel will levy an ‘acting for lender’ fee and others do not.

I recently had an offer accepted on an apartment in Merriott. My financial adviser recommended their conveyancers. I paid an on account payment of £150. Soon after, the lawyer called me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Just had an offer accepted on a new build apartment in Merriott. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Merriott

Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I decided to have a survey done on a property in Merriott prior to instructing lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies will not grant a loan on this type of home.

It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Merriott. Conveyancing may be slightly more expensive based on your lender's requirements.

How easy is it to transfer to a new solicitor as I need to choose a firm on the Yorkshire Building Society conveyancing panel. I instructed a local conveyancing solicitor in Merriott round the corner but he is not approved by Yorkshire Building Society

We will our best to assist in finding you a conveyancing solicitor in Merriott on the Yorkshire Building Society panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Merriott. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Merriott.