Please explain the implications if my lawyer’s firm is expelled from the Nottingham Solicitor panel ahead of completing my conveyancing in Wellington?

The first thing to point out is that, 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.

Will our solicitor be making enquiries concerning flooding as part of the conveyancing in Wellington.

Flooding is a growing risk for lawyers carrying out conveyancing in Wellington. There are those who buy a house in Wellington, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, however there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Wellington. The standard information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to find out whether the property has ever been flooded. In the event that the premises has been flooded in past and is not disclosed by the seller, then a buyer may issue a compensation claim resulting from an incorrect response. The purchaser’s solicitors may also carry out an environmental search. This will higlight whether there is any known flood risk. If so, additional inquiries should be conducted.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Wellington. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

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

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

My company is planning to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering competitive fees for non-domestic conveyancing in Wellington for under £2000?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Wellington, 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 premises or a whole business we will put you in touch with the right solicitor. As for the costs this will depend on the structure and complexity of the deal. Let us have your contact information or call so as to enable us to provide you with a detailed commercial conveyancing quote.

I have chosen a Wellington conveyancing solicitor for our home move (novice purchasers) and have spotted in the engagement letter that they are not overseen by the FCA. Am I right to be worried or is that usually the case with conveyancer?

We can't see why they should be. Most property lawyer don't lend money. You should check that they are regulated by the SRA, who have stringent stipulations in place on monies deposited in their bank.