Please explain the implications if my lawyer’s firm is removed from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Bath?

First, this is very unlikely to happen. 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 for a fee.

Will commercial conveyancing searches disclose proposed roadworks that may affect a commercial site in Bath?

Its becoming the norm that commercial conveyancing solicitors in Bath will order 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 Bath. The search result sets out definitive data 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 Bath.

For every commercial conveyancing transaction in Bath it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Bath commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Bath.

My wife and I own a renovated Edwardian property in Bath. Conveyancing lawyer represented me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Alliance & Leicester to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bath and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.

I was advised by two or three local property agents in Bath to select a property lawyer on your site. Is there a financial inducement for Estate Agents to recommend your site over and above alternative conveyancing organisations?

We don’t give any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

We're novice buyers - had an offer accepted, but the agent advised that the owners will only issue a contract if we use their recommended solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Bath

It is unlikely the owners are behind this. If they want ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to use your preferred Bath conveyancing solicitors - not the ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing thresholds set by head office.