What happens if my solicitor is removed from the Skipton Conveyancing panel ahead of completing my conveyancing in Isle of Dogs?

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 for a fee.

My partner and I are intent on selling our home in Isle of Dogs and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Isle of Dogs conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing firm rather than a conveyancing solicitor in Isle of Dogs. We have lived in Isle of Dogs for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation need.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must 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 illness)

I'm purchasing a new build house in Isle of Dogs with the aid of help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not disclose to my conveyancer about this extras as it would jeopardize my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a ground for flat up to £195,000 and identified one close by in Isle of Dogs I like with amenity areas and railway links in the vicinity, however it's only got 52 remaining years left on the lease. I can't really find anything else in Isle of Dogs suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a home loan the shortness of the lease will be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

As co-executor for the will of my grandmother I am selling a property in Monmouth but live in Isle of Dogs. My solicitor (approximately 300 miles from mehas requested that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Isle of Dogs who can attest and place their company stamp on the document?

strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Isle of Dogs based