Is the fact that my solicitor in Sheldon is not identified on my bank's conveyancing 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 that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. If you are concerned you should simply call the Sheldon conveyancing practice and ask them why they are no longer on the approved list for your lender.

AssumingI was to purchase a freehold housein Sheldon for cash and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Sheldon?

Any savings you would make would be isolated to the costs for searches. The conveyancing practitioner is obliged to do the vast majority of work - money laundering, correspond with your vendors lawyer, SDLT submission, register the property etc. A slight saving might be made by not needing to register a charge however it will not be a lot.

How does conveyancing in Sheldon differ for newly converted properties?

Most buyers of new build premises in Sheldon approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Sheldon usually acquire 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 conveyancers 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 used to new build conveyancing in Sheldon or who has acted in the same development.

I have been advised by numerous property agents in Sheldon to find a property lawyer on your site. Is there a financial incentive for Estate Agents to recommend your services over alternative conveyancing organisations?

We refuse to offer any financial incentive for sending work to this site. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

Would local authority consent be required to split a single dwelling into multiple flats in Sheldon? This has been carried out to a property opposite to a relative in Sheldon and was ignorant of the conversion until it was complete.

Planning Consent yes. Building Regulations yes.