Is the fact that my solicitor in Hunstanton is not identified on my lender's solicitor panel that there is a problem with the standard of her work?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% 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. If you are concerned you should simply call the Hunstanton conveyancing practice and ask them why they are no longer on the approved list for your lender.

I had a mortgage agreed in principle with Principality. Hunstanton conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from Principality?

There is no definitive answer here. Have Principality done the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Completion of my purchase has taken place for my property in Hunstanton. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

After what feels like an age I have had an offer on a flat in Hunstanton accepted, the owners do however have a connected purchase. The sellers have put an offer on a property, but it’s not been accepted yet, and are looking at other properties booked. I have selected a nearby conveyancing solicitor in Hunstanton. What should be my next step? At what point do I apply for the mortgage with Leeds Building Society?

It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then survey, Hunstanton conveyancing search costs, etc). The first course of action is to check that your conveyancing practitioner is on the Leeds Building Society conveyancing panel. As to the next steps this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a hot market many purchasers will apply for a home loan with Leeds Building Society and arrange for the valuation and only if it comes back ok would they ask their conveyancer to press on with the conveyancing in Hunstanton.

Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial site in Hunstanton?

Many commercial conveyancing solicitors in Hunstanton will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Hunstanton. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hunstanton.

For every commercial conveyancing transaction in Hunstanton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Hunstanton commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Hunstanton.

About to purchase a new build apartment in Hunstanton. 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 conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Hunstanton

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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I was recommended by a number of selling agents in Hunstanton to choose a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to promote your lawyers over another?

We refuse to offer any commission for sending work our way. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.