Is the fact that my solicitor in Hedon is not on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?

It would not be wise to jump to that conclusion. 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) lack 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 Hedon conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Some advice if I may. My Hedon solicitor is assuring me that she is duty bound toorder Hedon conveyancing searches becausethe firm are on the Santanderconveyancing panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Hedon conveyancing searches.

I have been told that property searches are the number one reason for stalling in Hedon conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Hedon.

Can you offer any advice when it comes to choosing a Hedon conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Hedon conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Hedon conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:

What volume of lease extensions has the firm carried out in Hedon in the last twenty four months? What are the legal fees for lease extension work?

Hedon Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

It is important to be aware if a new roof is being put on or some other major work is anticipated to be shared amongst the tenants and will dramatically impact the level of the maintenance fees or necessitate a one off invoice. Many Hedon leasehold flats will be liable to pay a service charge for the upkeep of the building levied on behalf of the management company. If you purchase the apartment you will have to pay this liability, normally quarterly accross the year. This could vary from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent for you to pay yearly, normally this is not a large amount, say approximately £25-£75 but you need to enquire it because on occasion it could be many hundreds of pounds. In the main the cost for major works are not included within service charges, albeit that some managing agents in Hedon require tenants to contribute towards a sinking fund and this is used to offset against major works.

I am purchasing a maisonette and cash is in place. My solicitor has been given with two separate proof of photographic ID, bank statement, endless utility bills. Now he needs a copy from a probate lawyer advising that the funds are in place and that it has come from inheritance and not via illegitimate means.

For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Hedon conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.