Is the fact that my solicitor in Barnard Castle is not on my lender's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?

That is most likely an incorrect assumption to make. There are plenty of 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 most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Barnard Castle conveyancing firm and ask them why they are no longer on the approved list for your bank.

We are buying our first home. Our solicitor has contact usto see if we wish to take out extra conveyancing searches. Unfortunately we in the dark as to what's needed for conveyancing in Barnard Castle

The range of Barnard Castle conveyancing searches should be triggered based entirely on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your overall appetite to risk. What is important is that you adequately appreciate what information the searches could supply. You may then decide if you consider that you need that search. If unclear, ask your lawyer to recommend.

Is there a reason why leasehold purchase conveyancing in Barnard Castle is more expensive?

Barnard Castle leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

We are intent on selling our property in Barnard Castle and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers instructed a nationwide conveyancing firm as opposed to a conveyancing solicitor in Barnard Castle. Having lived in Barnard Castle for three years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I am buying a new build flat in Barnard Castle. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Barnard Castle

There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.