What happens if my solicitor is suspended from the Principality Solicitor panel ahead of completing my conveyancing in Marlow?

The first thing to point out is that, 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.

My partner and I are close to exchanging contracts on the sale of our home in Marlow and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Marlow lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing outfit rather than a conveyancing solicitor in Marlow. Having lived in Marlow for many years we know of no issue. Should we contact our local Authority to get clarification that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

It has been four months following my purchase conveyancing in Marlow took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. 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.

Just had an offer accepted on a new build flat in Marlow. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Marlow

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.

We're FTB’s - had an offer accepted, yet the selling agent informed us that the seller will only proceed if we instruct their recommended solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Marlow

We suspect that the seller is not behind this demand. Should the owner want ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and make the point that (a)you are serious buyers (b)you are ready to progress, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you are going to instruct your preferred Marlow conveyancing firm - not the ones that will earn the negotiator at the agency a referral fee or meet his conveyancing figures pre-set by corporate headquarters.