Can you clarify what the consequences are if my solicitor is removed from the Clydesdale Conveyancing panel ahead of completing my conveyancing in Ashford?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I am being told by my lawyer that defective lease insurance is necessary on my purchase. What is the level of cover for Ashford conveyancing?

The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Barnsley Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

I am currently in the process of buying my council flat in Ashford. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

I have a mortgage with RBS for my property in Ashford. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?

You must advise RBS prior to renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel solicitor.

What does commercial conveyancing in Ashford cover?

Ashford conveyancing for business premises covers a broad array of services, supplied by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

Should I choose a Ashford conveyancing lawyer in close proximity to the house I am hoping to buy? We have a good friend who can perform the conveyancing however they are based a couple of hundredkilometers drive away.

The primary upside of using a local Ashford conveyancing practice is that you can drop in to execute documents, hand in your ID and pester them where appropriate. They will also have local intelligence which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and they were happy that must trump using an unknown Ashford conveyancing solicitor just because they are round the corner.

I have been recommended a conveyancing solicitor in Ashford. I I would like to check if they are on the bank's conveyancing panel. Could you advise?

You should call your conveyancer to enquire if they are on the bank's approved list. Alternatively please get in touch with us and we can investigate and revert. Should the firm not be on the lender panel we we can help find a specialist conveyancing solicitor in Ashford on the approved list for your lender.