My wife and I are looking to acquire a flat in Irlam and Cadishead and have appointed a Irlam and Cadishead conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. have this afternoon contacted us to advise us that they have now hit a problem as our Irlam and Cadishead lawyer is not on their approved list of lawyers. Is this a problem?

If you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Irlam and Cadishead lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

I have given 2 months notice to my current landlord and must leave my let out property in Irlam and Cadishead by . Conveyancing on my purchase is progressing. Is it possible to complete in 4 weeks as I wish to avoid having to move into temporary accommodation?

It is unwise to serve notice on a rental until you have exchanged. Assuming that you have not previously done so, contact to your lawyer and request that they cajole the sellers solicitors, try to get a realistic time scale from them that everyone will aim towards

We wanted to use a conveyancing solicitor in Irlam and Cadishead for our home move. Our financial adviser informed us that our bank won't deal with them. Why is this not regarded as unduly restrictive?

Before the recession most banks had an appetite for risk which was higher than today. Almost all Irlam and Cadishead conveyancing firms would have been on many bank panels. The financial services regulator in 2010 carried out a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms about their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum volume of transactions. Many Irlam and Cadishead conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Irlam and Cadishead is one of the hundreds of areas where the solicitors we recommend are are approved .

I need to retain a conveyancing solicitor for my conveyancing in Irlam and Cadishead. I have chance upon a web site which appears to be the ideal answer If it is possible to get all this stuff done via phone that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Me and my partner are FTB’s just having agreed a price on a property in Irlam and Cadishead, and are about to get solicitors instructed. We have made use of the various comparison tools and the results are from all over the the UK. Is it necessary to have a Irlam and Cadishead local to the prospective house? We are fine to do everything over email, but I guess at some point we will be required to visit the 's office to sign contracts?

The does not need to be in Irlam and Cadishead, but choosing local means that you can attend their offices if required, by way of example, if a signature is immediately necessary. In addition, a Irlam and Cadishead solicitor is likely to be familiar with local agents and (if the vendor has instructed a local ) with them, which will help keep things moving faster.