I hired a high street lawyer for our conveyancing in March today. Upon checking the terms of engagement I notewe are responsible for costs even where the conveyance does not complete. Should I ditch them and select a web based solicitor practice promoting no-sale-no-fee conveyancing in March?

It is usually a trade off in that if "No Sale No Fee" is advertised then the fee levels will generally be uplifted to neutralise the conveyances that abort. Dont forget that such offerings rarely protect you from disbursements such your March conveyancing search costs.

My property lawyer in March is not listed on the Godiva Mortgages Ltd Solicitor Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are excluded from the Godiva Mortgages Ltd panel of approved conveyancing solicitors?

The limited options available to you here include:

1. Complete the purchase with your preferred March solicitors but Godiva Mortgages Ltd will need to use a lawyer on their panel. This will inevitably rack up the overall legal charges as well as result in frustration.
2. Choose a new lawyer to act in the purchase, remembering to check they are Convince your conveyancer to do everything within their powers to join the Godiva Mortgages Ltd conveyancing panel

four months have gone by following my purchase conveyancing in March took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am thinking of appointing a conveyancing solicitor in March for my house move. Is there any facility to check a firm’s complaints history with the legal regulator?

Members of the public can search for documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training requirements.

Do you have any advice for leasehold conveyancing in March with the aim of expediting the sale process?

• Much of the frustration in leasehold conveyancing in March can be avoided where you appoint lawyers the minute you market your property and ask them to collate the leasehold documentation needed by the buyers’ representatives.
If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Organising a new share certificate can be a time consuming process and frustrates many a March conveyancing transaction. Where a new share certificate is necessary, you should approach the company officers or managing agents (if relevant) for this as soon as possible. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? March leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. Should you dont have the consents in place do not contact the landlord without checking with your conveyancer in the first instance. You may think that you are aware of the number of years remaining on your lease but you should double-check via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is under 75 years. It is therefore essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

Leasehold Conveyancing in March - Examples of Queries Prior to Purchasing

The majority of March leasehold properties will be liable to pay a service charge for the upkeep of the block invoiced on behalf of the freeholder. If you purchase the apartment you will have to meet this charge, usually periodically during the year. This can differ from two or three hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a ground rent for you to pay annual, this is usually not a large amount, say around £25-£75 but you need to check it because on occasion it can be surprisingly expensive. Is the freehold reversion owned collectively by the tenants? What is the name of the managing agents?