Am I correct in assuming that the fact that my solicitor in South Brent is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?

That is most likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 South Brent conveyancing firm and ask them why they are no longer on the approved list for your bank.

I am buying a house without a mortgage in South Brent. I have been residing for the last 15 years in South Brent. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a mortgage, then almost all of the South Brent conveyancing searches are optional. Your lawyer will ’encourage you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. Do bear in mind; if you are intend to dispose of the house one day, it will be of relevance to your future buyer what the searches reveal. There are plenty of instances where premises with apparent issues can still throw up adverse search results. A competent conveyancing solicitor in South Brent should be able to give you some helpful advice in this regard.

What happens if my lawyer’s firm is suspended from the UBS Solicitor panel ahead of completing my conveyancing in South Brent?

First, 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.

Just had an offer accepted on a new build apartment in South Brent. Conveyancing is a frightening process 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 are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in South Brent

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

My business partner and I are hoping to lease a unit on the high street. Can you recommend solicitors offering no-sale-no fees for commercial conveyancing in South Brent for less than £2000?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in South Brent, including the sale and purchase of businesses as well as simply property. If you are looking to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. Regarding the fees these will vary based on the structure and nuances of the proposed transaction. Please provide us with your details or email us so that we can supply you with comprehensive commercial conveyancing quote.