I can't travel far from Cotham. I would like to know the understand why all Cotham conveyancers aren't included on all lender panels?

Pre- 2008 most mortgage companies had an attitude to risk which differs from the current day. The FSA in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the property lawyers on your panel. Consequently, mortgage companies have subsequently requiredmore information from law firms about their operations and the individuals employed by them and set certain criteria such as completing a minimum volume of transactions. Many firms have found themselves removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the minimum volume of transactions the mortgage companies insisted on.

Should lawyers request money on account when it comes to conveyancing in Cotham?

If you are buying a property in Cotham your solicitor will ask you place them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is payable against the sale price then this should be required shortly prior to exchange of contracts. The closing balance that is due should be sent to your lawyer shortly before completion.

We're in Cotham, First timers buying with a mortgage (lender is Nationwide , and our lawyer is on the Nationwide conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Nationwide conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am assisting my step-mother sell her property in Cotham. Does the conveyancing solicitor order an energy assessment or it is for the owner to coordinate?

Following the abolition of Home Information Packs, EPC’s became a mandatory element of selling a house. An EPC needs to be to hand before the property is marketed. This is not as aspect of the sale process that solicitors ordinarily organise. If you are using a Cotham conveyancing lawyer they might help arrange energy performance certificates given their contacts with long established local assessors

I just acquired a house at auction in Cotham. Conveyancing is necessary. What happens now?

Given that you have now for all intents and purposes signed on the dotted line you now have to appoint a conveyancing lawyer as a matter of priority as you are facing a pending a fixed date to complete the purchase. All auction property should have a corresponding legal pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You need to give this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in place to complete on the date specified in the contract.

We are getting the release of further funds on our home loan from HSBC as we wish to carry out improvements to our home in Cotham. Are we obliged to appoint a high street Cotham solicitor on the HSBC conveyancing panel to handle the paperwork?

HSBC don't usually appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.

Do commercial conveyancing searches disclose impending roadworks that may impact a commercial site in Cotham?

Many commercial conveyancing solicitors in Cotham will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Cotham. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cotham.

For every commercial conveyancing transaction in Cotham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Cotham commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Cotham.