Can you clarify what the consequences are if my lawyer’s firm is removed from the Aldermore Conveyancing panel ahead of completing my conveyancing in Norfolk?
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.
I used Wolstenholmes a few years ago for my conveyancing in Norfolk. Now, I need my documents however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Norfolk of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a flat up to £235,500 and identified one close by in Norfolk I like with amenity areas and railway links nearby, however it's only got 49 remaining years left on the lease. There is not much else in Norfolk suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
Do I need to be concerned about estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Norfolk conveyancing firm?
As with many professional services, often referrals from family and friends can be extremely useful or valuable. But there are many people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and lenders may suggest solicitors to use. Sometimes these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the discretion to choose your own conveyancer. Don't forget that most lenders specify a panel list of solicitors you have to use for the lender aspect of your conveyancing.
What tools are available to find a Norfolk conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 25kilometers to meet the conveyancer.
You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Norfolk and you will see a number of lawyer located nearest Norfolk. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.