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

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) 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 Thurston conveyancing practice and enquire why they are no longer on the approved list for your bank.

Can I use your services to find a Conveyancing solicitor in Thurston even where I’m not purchasing or selling a house, for instance where I intend to acquire a shop in Thurston with a mortgage from Birmingham Midshires?

Our comparison service is predominantly used to select domestic conveyancing solicitors in Thurston but we have listed at the end of this page some Thurston commercial conveyancing firms. You will need to speak with the company directly to establish if they are also authorised to represent Birmingham Midshires

I happen to be the single recipient of my late father’s will and I have everything in my name now, including the house in Thurston. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the house in July. Do I have to wait half a year to sell?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How practical a view banks take of it, depend on the lender as this clause chiefly exists to capture subsales or the flipping of properties.

My wife and I are in the process of viewing houses in Thurston and I am about to put in an offer. Is it sensible to have a conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Nottingham.

You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are taking out a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.

The formalities of my purchase has taken place for my property in Thurston. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Just had an offer accepted on a new build flat in Thurston. 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 questions that you may expect your new-build leasehold conveyancing in Thurston

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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.

I am a sole trader looking to lease a unit on the high street. Can you recommend lawyers offering competitive fees for non-domestic conveyancing in Thurston for below £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Thurston, including the disposal and acquisition of businesses as well as simply premises. Whether you are looking to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right solicitor. As for the costs these will vary based on the structure and heads of terms of the proposed transaction. Let us have your contact information or telephone so as to enable us to supply you with a detailed commercial conveyancing calculation.