Am I correct in assuming that the fact that my solicitor in Tamworth is not listed on my lender's solicitor panel that there is a problem with the quality of his work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent 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 Tamworth conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

Can you help - my lawyer says that restrictive coveneant insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Tamworth?

The right level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between Santander and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.

The formalities of my purchase has taken place for my property in Tamworth. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I was told two weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Tamworth is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I need some fast conveyancing in Tamworth as I am faced with a deadline to exchange contracts in less than 3 weeks. Luckily I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?

If.Given you are not getting a mortgage you are at free not to do searches although no law firm would suggest that you don't. With plenty of history conveyancing in Tamworth the following are examples of what can appear and therefore affect future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...

I am buying a new build flat in Tamworth. Conveyancing is necessary evil 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 are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Tamworth

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I have just placed an offer on a leasehold flat in Tamworth and the estate agent that we are dealing with recommended his lawyer. They quoted £800 excluding VAT and 3rd party costs. Does this sound steep?

Don't just go on a single quote. You should obtain like-for-like quotes for your conveyancing in Tamworth. Then pick one that you are comfortable with and crucially, is on the approved panel of the lender that you have applied for a mortgage from.