Is the fact that my solicitor in Christchurch is not on my mortgage company's solicitor panel that there is a problem with the quality of her work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible 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 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 simply call the Christchurch conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

I am purchasing a property without a mortgage in Christchurch. I have resided for the previous dozen years in Christchurch. Conveyancing searches are exorbitant. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then almost all of the Christchurch conveyancing searches are non-obligatory. Your solicitor will try and steer you, no-doubt strongly, that you should have searches done, but she has a professional duty to do this. Do consider; if you are going to dispose of the house at a future date, it will likely be be of importance to your prospective purchaser what the searches determine. On occasion properties with no practical issues can still throw up negative search results. A competent conveyancing solicitor in Christchurch will provide you some practical guidance concerning this.

I require expedited conveyancing in Christchurch as I have an ultimatum to sign on the dotted line in less than one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?

If.Given you are not obtaining a mortgage you have the choice not to do searches although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Christchurch the following are instances of what can show up and therefore affect market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...

I've found a house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently been informed that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Christchurch. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Christchurch ?

The majority of houses in Christchurch are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Christchurch so you should seriously consider shopping around for a Christchurch conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’sconsent to carry out alterations. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your lawyer should appraise you on the various issues.

Christchurch Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

It is important to be aware whether window replacement or some other major work is coming up to be shared by the tenants and will dramatically increase the the service costs or require a specific invoice. What is the name of the managing agents? The best form of lease structure is a share of the freehold. In this situation the tenants benefit from being in charge if their destiny and notwithstanding that a managing agent is often retained where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.

I was advised by my lender that their panel lawyers work on no move no fee basis for conveyancing in Christchurch. Our purchase did not proceed yet the lawyers want search fees! They say the fees are seperate!

Christchurch conveyancing search costs are separate expenses not legal fees as these are due to independent parties.