Is the fact that my solicitor in Pinner is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% 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 Pinner conveyancing firm and enquire why they are no longer on the approved list for your lender.
I require conveyancing for a flat in a fairly new development (five years built) in Pinner. Almost all the properties are already sold. Do I need carry out the conveyancing searches as part of conveyancing in Pinner?
You are taking a significant risk in refusing to carrying out Pinner conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your lawyer conducts them. If speed and driving down costs are top of your issues you should consider with your solicitor about the viability of search insurance
My wife and I are selling our home in Pinner and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the purchasers used a web based conveyancing practice rather than a conveyancing solicitor in Pinner. We have lived in Pinner for six years we know of no issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly identified as part of conveyancing in Pinner?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Pinner. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am a sole trader wishing to lease a unit on the high street. Can you recommend lawyers offering fixed costs for commercial conveyancing in Pinner for below 2k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Pinner, including the disposal and acquisition of businesses as well as simply property. Whether you are looking to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right firm. As for the charges these will vary based on the structure and terms of the deal. Please provide us with your details or telephone us so that we can supply you with a detailed commercial conveyancing calculation.
I am due to review quotes for conveyancing in Pinner from numerous lawyer and appoint one. Am I right to tell them to sit tight until I I have an offer accepted on a apartment.
We would recommend that you only get your solicitor to commence work and order searches after the offer has been accepted on the property especially as Pinner conveyancing searches are a couple of hundred pounds.