Am I correct in assuming that the fact that my solicitor in Long Ashton is not listed on my bank's solicitor panel that there is a problem with the quality of her work?

That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. Should you be concerned you should simply call the Long Ashton conveyancing firm and enquire why they are no longer on the approved list for your lender.

My partner and I are acquiring our first home. Our conveyancer has messagedto check if we want to take out additional conveyancing searches. As novices we have no idea as to what's recommended for conveyancing in Long Ashton

The scope of Long Ashton conveyancing searches depends entirely on the property, the location, the possibility of any of these risks, your familiarity of the region and risks, your overall approach to risk. What is important is that you properly understand what information the searches could provide. You may then make a decision if you consider that you need that information. If unclear, ask your property lawyer to recommend.

The estate agent has sent us the confirmation of our purchase of a new build flat in Long Ashton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Long Ashton

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Given that I am about to spend 450k on a house in Long Ashton I wish to talk to a lawyer concerning thehouse move in advance of giving the go ahead to the firm. Can this be arranged?

This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your conveyancing in Long Ashton.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Long Ashton should be the figure that you end up paying.

In surfing the web for the phrase on line conveyancing in Long Ashton it reveals many solicitorslocally. With so much choice what is the best way to find the right conveyancer for me?

The ideal way of seeking a suitable conveyancer is through a personal recommendation, so enquire of friends and those you trust who have bought a property in Long Ashton or a respected estate agent or mortgage broker. Fees for conveyancing in Long Ashton vary, so it's sensible to secure at least four quotes from varying types of solicitors. Dont forget to clarify that the fees are fixed.