Am I correct in assuming that the fact that my conveyancer in Marchington is not on my lender's solicitor panel that there is a problem with the quality of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor 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 Marchington conveyancing practice and enquire why they are no longer on the approved list for your lender.

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Marchington. My lender is Tesco Bank

Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 11/4/2019, the requirements read as follows :

Should my solicitor be asking questions regarding flooding during the conveyancing in Marchington.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Marchington. Some people will buy a property in Marchington, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, however there are a number of checks that can be initiated by the buyer or by their conveyancers which can figure out the risks in Marchington. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to discover whether the property has ever been flooded. If the residence has been flooded in past and is not disclosed by the vendor, then a purchaser may bring a compensation claim stemming from an incorrect reply. The buyer’s conveyancers may also order an enviro report. This will indicate whether there is a recorded flood risk. If so, further investigations will need to be made.

In my capacity as executor for the will of my uncle I am disposing of a residence in Monmouth but live in Marchington. My conveyancer (who is 260 kilometers awayrequires that I sign a stat dec before the transaction finalising. Could you suggest a conveyancing solicitor in Marchington who can witness this legal document for me?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Marchington

There are plenty of properties in Marchington on unadopted roads. We are purchasing such a house. What would be the advantages and disadvantages of buying a property on a privately owned road?

Marchington conveyancing firms will be well versed in dealing homeson private. Your conveyancing practitioner should review the title to identify any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that owners pay into for the upkeep of the road. Where one exists, the road should be maintained and look nicer than publicly maintained.