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

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a 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) 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 Mitcheldean conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

At what point does exchange of contracts happen for sale conveyancing in Mitcheldean and do I need to be at the conveyancers office?

Where you are in close proximity to one of the conveyancing solicitors in Mitcheldean you are welcome to come in to sign contracts. That being said, the law practices we recommend provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you by post or email. The executing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the firm to officially exchange at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Mitcheldean)to be in the office available at the end of the phone to exchange contracts.

Just had an offer accepted on a new build apartment in Mitcheldean. Conveyancing is necessary evil 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 few leasehold new build questions that you should expect your new-build leasehold conveyancing in Mitcheldean

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. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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.

In what way can the Landlord & Tenant Act 1954 impact my commercial property in Mitcheldean and how can you help?

The particular law that you refer to gives security of tenure to business leaseholders, granting the a statutory right to make a request to court for a new tenancy and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Mitcheldean is one of our numerous locations in which the firms we work with are located

I need to instruct a conveyancing solicitor for purchase conveyancing in Mitcheldean. I've land on a site which appears to be the perfect solution If it is possible to get all the legals completed via phone that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?