Is the fact that my solicitor in Lifton is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 Lifton conveyancing practice and enquire why they are no longer on the approved list for your lender.

Will commercial conveyancing searches reveal impending roadworks that could affect a commercial premises in Lifton?

Many commercial conveyancing solicitors in Lifton will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Lifton. The report 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 Lifton.

For every commercial conveyancing transaction in Lifton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Lifton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Lifton.

Over the last few months I have been searching for a flat up to £245,000 and identified one near me in Lifton I like with a park and transport links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Lifton in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you require a mortgage the remaining unexpired lease term will be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

Is it simple use your search facility to choose a conveyancing lawyer in Lifton on the panel for my mortgage?

Step one is to select a bank such as Barclays , Virgin Money or Aldermore then type in your preferred area for instance Lifton. Conveyancing practices in Lifton and beyond should be identified.

I need to find a conveyancing solicitor for freehold conveyancing in Lifton. I have chance upon a web site which seems to have the ideal offering If it is possible to get all formalities done via email that would be ideal. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?