Am I correct in assuming that the fact that my solicitor in Pinner is not listed on my bank's conveyancing panel that there is a problem with the standard of his work?

That would more than likely be an incorrect assumption to make. There are all sorts of perfectly 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) low volume 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. Where you are concerned you should simply call the Pinner conveyancing practice and ask them why they are no longer on the approved list for your bank.

Are you able to recommend a Barnsley Building Society sanctioned Pinner conveyancing solicitor that can complete within under 3 weeks? Would it be better to use a high street Pinner practice or a nationwide comparison site?

We would be happy to suggest some excellent Pinner conveyancing firms. Another option is to visit the main road in Pinner. Go in to some well established firms and request to see a conveyancing solicitor for a costs illustration. Discuss your time frames together with your reasons and ask for an assurance on speed. Appoint the one that genuine.

Can I be sure that the Pinner conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Pinner seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your transaction.

I am buying a property in Pinner. An unusual aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is HSBC your lawyer must check the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook contains minimum provisions for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties nationwide and is not isolated to Pinner.

After shopping around on the internet I have found a Pinner property lawyer having made sure that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Pinner surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Just had an offer accepted on a new build apartment in Pinner. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pinner

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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

My fiance and I are looking at buying our first property in Pinner. Can you recommend a good Pinner conveyancing practitioner that can act for us as well as act for Nationwide?

LenderPanel.com is limited to being a directory service for conveyancers who wish to be listed as being on the approved conveyancing panel for Nationwide in certain areas for example Pinner . We dont recommend any specific conveyancer.