Am I correct in assuming that the fact that my conveyancer in Carlton is not on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?

That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should contact the Carlton conveyancing firm and ask them why they are no longer on the approved list for your lender.

My partner and I have recently acquired a house in Carlton. We have noticed several issues with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been ordered as part of conveyancing in Carlton?

The question is not clear as what problems have arisen and if they are relate to conveyancing in Carlton. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a form known as a Seller’s Property Information Form. answers proves to be misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Carlton.

Can you clarify what the consequences are if my lawyer’s firm is expelled from the Nottingham Solicitor panel ahead of completing my conveyancing in Carlton?

First, 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 at a cost.

I am intent on selling our home in Carlton and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Carlton lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using a web based conveyancing practice rather than a conveyancing solicitor in Carlton. We have lived in Carlton for 5 years we know of no issue. Should we get in touch with our local Authority to obtain confirmation need.

It would appear that you have a conveyancing solicitor already. What do they say? You should 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)

Me and my husband have agreed a price on a Carlton bungalow we inherited ten years ago in 2010. I have over a decades worth of conveyancing experience and, although retired, wish to do my own conveyancing. The buyer's property lawyer has informed me that their bank will not allow us to do our own conveyancing requiring the funds to be released via a solicitor's bank account.

Mortgage instructions to solicitors from all mainstream lenders specify that If the seller is not legally represented the buyer’s lawyers should check whether the lender needs to be notified so that a decision can be reached as to whether or not they are willing to move forward.