Is the fact that my conveyancer in Wheathampstead is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?

It would not be wise to jump to that conclusion. 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) 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 simply call the Wheathampstead conveyancing practice and ask them why they are no longer on the approved list for your bank.

We are looking to buy a property and require a conveyancing solicitor in Wheathampstead who is on the Principality approved panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Wheathampstead.

I am assisting my sister sell her property in Wheathampstead. Does the conveyancer arrange an energy performance certificate or do I organise this?

Following the abolition of HIPs, EPC’s was left as a compulsory component of moving property. An energy performance certificate needs to be commissioned prior to the property being placed on the market. It is not something that lawyers normally organise. Where you are instructing a Wheathampstead conveyancing lawyer they may help arrange energy performance certificates due to their relationships with long established Wheathampstead accredited person

We expect to receive a AIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Wheathampstead solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?

You will need to appoint Wheathampstead solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Wheathampstead building society branch on numerous occasions and was told it wasn't a problem and they will lend. My Wheathampstead conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their published requirements. Who do I believe?

The solicitor must comply with the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

A friend suggested that where I am buying in Wheathampstead I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually included in the estimate for your Wheathampstead conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Wheathampstead around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Wheathampstead Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Wheathampstead Education with plans and statistics, Local Amenities and other useful information about Wheathampstead.

Living abroad it is not practicable to travel my Wheathampstead conveyancing solicitors office to sign documents connected to my conveyancing in Wheathampstead – is this a problem?

No. Wheathampstead conveyancing solicitors can handle home moves for clients nationally. You are unlikely to be required to meet your lawyer in the flesh at a Wheathampstead conveyancers office. Almost all solicitor can deal with everything via post, email, telephone and fax.