Can you clarify what the consequences are if my solicitor is expelled from the UBS Solicitor panel ahead of completing my conveyancing in Lakenham?

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 can see plenty of here regarding conveyancing in Lakenham but can you isolate your top tip for selecting the right conveyancer in Lakenham

Do not opt for the lowest Lakenham conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My wife and I have arranged a further advance on our mortgage from Coventry BS as we intend to conduct alterations to our property in Lakenham. Are we obliged to appoint a high street Lakenham solicitor on the Coventry BS conveyancing panel to deal with the paperwork?

Coventry BS do not ordinarily instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.

I am selling my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being pedantic. The Lakenham solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.

I need some quick conveyancing in Lakenham as I am faced with pressure to sign on the dotted line in less than 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not obtaining a home loan you have the choice not to have searches carried out although no conveyancer would suggest that you don't. With lots of history conveyancing in Lakenham the following are instances of what can be revealed and therefore impact future saleability: Enforcement Notices, Overdue Charges, Outstanding Grants, Road Schemes,...

We're first time buyers - had an offer accepted, yet the selling agent advised that the vendor will only proceed if we appoint their preferred conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer with experience of conveyancing in Lakenham

It is unlikely the vendors are behind this. Should the owner desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to appoint your own,trusted Lakenham conveyancing lawyers - rather thanthose that will earn their negotiator at the agency a introducer fee or achieve conveyancing targets demanded by head office.

What makes a Lakenham lease unacceptable for security purposes?

Leasehold conveyancing in Lakenham is not unique. All leases are individual and legal mistakes in the legal wording can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage Repairing obligations to or maintain elements of the premises

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Leeds Building Society, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the purchaser to withdraw.

Lakenham Leasehold Conveyancing - Examples of Queries before Purchasing

What is the name of the managing agents? How long is the Lease? How much is the ground rent and service charge?