Am I correct in assuming that the fact that my solicitor in Blandfordum is not listed on my bank's solicitor panel that there is a problem with the standard of his work?

That would most likely be a wrong assumption to make. 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) 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 Blandfordum conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who conducted the conveyancing in Blandfordum 4 years ago are no longer around. What are my next steps?

Nowadays there are copies made of almost everything, and your conveyancer will know exactly where to locate all the appropriate documentation so you may buy or dispose of your house without a hitch. Where copies can’t be found, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.

I am buying a new build apartment in Blandfordum. Conveyancing is daunting 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 legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Blandfordum

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Given that I will soon part with £400,000 on 3 bedroom house in Blandfordum I would like to talk to a lawyer about myhome move in advance of instructing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be carrying out your property ownership legalities in Blandfordum.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Blandfordum should be the amount on the final invoice that you are charged.

We're FTB’s - had an offer accepted, but the estate agent told us that the seller will only go ahead if we instruct their chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a family solicitor used to conveyancing in Blandfordum

We suspect that the owner is unaware of this demand. Should the seller desire ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Try to communicate with the owners directly and explain that (a)you are motivated purchasers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your own,trusted Blandfordum conveyancing lawyers - not the ones that will provide the estate agent a commission or meet his conveyancing targets demanded by senior management.