My previous conveyancer has sent a quote for £1200 for fixed fee conveyancing in Highcliffe. I’m looking to sell a Georgian house for £225,000. Are these conveyancing fees excessive? Is it in excess of what I should be paying for conveyancing in Highcliffe?

The quote is fractionally on the high side. If you shop around you might get the conveyancing a bit cheaper by as much as £125. That being said, you couldcome to regret choosing an a cheaper lawyer. If is important to be sure the conveyancer can also act for your bank. You can employ our comparison tool to choose a Highcliffe conveyancing practice on the lender’s conveyancing panel which can often include conveyancing solicitors in Highcliffe.

Can you clarify what the consequences are if my solicitor is suspended from the Nottingham Solicitor panel ahead of completing my conveyancing in Highcliffe?

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.

The formalities of my purchase has taken place for my property in Highcliffe. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am selling my apartment. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being difficult. The Highcliffe solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

After shopping around on the internet I have found a Highcliffe solicitor having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?

Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Highcliffe postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Highcliffe.

Do commercial conveyancing searches reveal impending roadworks that may affect a commercial premises in Highcliffe?

Its becoming the norm that commercial conveyancing solicitors in Highcliffe will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Highcliffe. The search result sets out definitive data 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 Highcliffe.

For each commercial conveyancing transaction in Highcliffe it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Highcliffe commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Highcliffe.

Having had my offer accepted I require leasehold conveyancing in Highcliffe. Before I get started I require certainty as to the remaining lease term.

If the lease is registered - and 99.9% are in Highcliffe - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Highcliffe Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

If a Highcliffe lease has less than 80 years it will affect the value of the flat. It is worth checking with your bank that they are happy with residual term of the lease. A short lease means that you will probably have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most Highcliffelease extensions you will be be obliged to have been the owner of the residence for 24 months before you are eligible to carry out a lease extension. Generally speaking the cost for major works tend not to be incorporated into the maintenance charges, albeit that a few managing agents in Highcliffe require tenants to pay into a sinking fund and this is used to offset against major works.