Am I correct in assuming that the fact that my conveyancer in Mickleover is not on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Mickleover conveyancing practice and enquire why they are no longer on the approved list for your lender.

Just bought a semi-detached house in Mickleover , What is the estimated time for the Land Registry to register my ownership? My Mickleover conveyancing solicitor has been painfully slow, so I want to be sure the registration formalities are addressed.

There is nothing unique about conveyancing in Mickleover registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and if the Land registry communicate with any 3rd parties. As of today in the region of 80% of submission are completed in less than three weeks but occasionally there can be protracted delays. Registration takes place after the new owner has moved in to the property therefore registration formalities is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.

Just had an offer accepted on a new build apartment in Mickleover. 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 conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Mickleover

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. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I have been advised by a couple of local selling agents in Mickleover to get a quote from a solicitor on your site. What’s the financial incentive for Estate Agents to offer your services over and above a competitor’s?

We don’t offer any financial incentive for directing people to this site. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

My partner and I are buying a ground floor flat in Mickleover. At the point of instructing our solicitor, we were told they were on all mainstream bank panels. The financial adviser called yesterday to advise that they are not on the Nottingham approved list. If it turns out to be true, what should we do? Do we just find a different property lawyer that is on their panel or do we pay for dual representation, with Nottingham appointing their own preferred lawyer.

When purchasing a property with mortgage finance it is normal for the buyer’s lawyers to also represent the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to meet. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should call Nottingham to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Nottingham's conveyancing panel as you are at liberty to use your preferred Mickleover lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another conveyancer into the equation.