Am I correct in assuming that the fact that my solicitor in Burwell is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 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 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 contact the Burwell conveyancing practice and ask them why they are no longer on the approved list for your bank.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Burwell?
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.
A friend advised me that where I am buying in Burwell I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Burwell conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Burwell around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Burwell Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Burwell Education with plans and statistics, Local Amenities and other useful data about Burwell.
I opted to have a survey completed on a house in Burwell before appointing lawyers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some banks may not issue a mortgage on this type of premises.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Burwell. Conveyancing will be smoother if you use a solicitor in Burwell especially if they are familiar with such properties in Burwell.
My business partner and I are hoping to lease a unit on the high street. Can you recommend conveyancers offering no-move-no costs for non-domestic conveyancing in Burwell for below £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Burwell, including the sale and acquisition of businesses as well as simply premises. If you are hoping to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right solicitor. As for the charges this will depend on the structure and heads of terms of the deal. Please provide us with your details or call us so that we may supply you with comprehensive commercial conveyancing calculation.
Should I use a Burwell conveyancing solicitor who is local to the property I am buying? An old friend can deal with the legal work however his firm is located over three hundred miles away.
The benefit of a local Burwell conveyancing firm is that you can drop in to sign paperwork, deliver your identification documents and pester them where appropriate. They will also have local insight which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and the majority were happy that should outweigh using an unknown Burwell conveyancing solicitor solely due to them being Burwell based.