Am I correct in assuming that the fact that my conveyancer in Alvaston is not on my lender's solicitor panel that there is a problem with the standard of the firm’s work?

That would most likely be an incorrect assumption to make. There are plenty of 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 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 simply call the Alvaston conveyancing practice and ask them why they are no longer on the approved list for your bank.

The Alvaston conveyancing firm that I recently instructed on my purchase in Alvaston have suddenly closed. They were on acting for me because I had to have a solicitor on the Clydesdale conveyancing panel and my family Alvaston lawyer was not. I issued them a cheque for £250 in advance. What are my options?

If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

Just had an offer accepted on a new build apartment in Alvaston. Conveyancing is necessary evil 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 enquiries that you may expect your new-build leasehold conveyancing in Alvaston

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I have been on the look out for a ground for flat up to £235,500 and found one close by in Alvaston I like with open areas and station nearby, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Alvaston in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan the shortness of the lease will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

Is it the case that all Alvaston legal practices on every bank conveyancing panel?

You can use our search tool or you can go into your local lender branch in Alvaston. the probability is that they can recommend conveyancing solicitors in Alvaston