After what seems like an age a loan offer from NatWest for the remortgage of my 3 bedroom apartment is coming imminently. Are you able to suggest a cheap conveyancing solicitor in Garstang?

This site is not designed to assist those in their quest for the cheapest conveyancing solicitors in Garstang. Our aim is to provide affordable conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers offering £99 conveyancing in Garstang. In your best case scenario, in deciding on low cost conveyancing, you will get your money’s worth and at worst it will result in you spending a lot in extras and still not get the service expected.

We see that you have a post code search directory listing solicitors on the HSBC conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Garstang?

We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Garstang.

I used Stirling Law several years ago for my conveyancing in Garstang. I now require my papers however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Garstang of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Garstang differ for newly converted properties?

Most buyers of new build premises in Garstang come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Garstang usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Garstang or who has acted in the same development.

My 20yr old son is about to join the property ladder, the home loan was agreed last week in principle. One the seller agreed the offer on the house we telephoned the mortgage institution to move forward with his. We were disappointed to discover that mortgage lenders do not accept all lawyer, they need to be on their approved list, is this right?

Lenders tend to restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Garstang conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.