Am I correct in assuming that the fact that my solicitor in Birstall is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his work?

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 indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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 Birstall conveyancing practice and ask them why they are no longer on the approved list for your lender.

Me and my wife are acquiring our first property. Our solicitor has e-mailedto check if we would like to order extra conveyancing searches. Unfortunately we in the dark as to what's relevant for conveyancing in Birstall

The type of Birstall conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall approach to risk. What matters is that you adequately appreciate what information each search could give you. Then you can make a decision if you personally think you need that information. If unclear, ask your solicitor to recommend.

We note that you have a post code search directory listing solicitors on the Virgin Money conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Birstall?

We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Birstall.

Just bought a semi-detached house in Birstall , What is the estimated time for the Land Registry to register the transfer to my name? My Birstall conveyancing solicitor works at snail pace, so I want to be sure that my ownership is registered.

There is nothing unique about conveyancing in Birstall registration formalities. Rather than based on location, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry must send notices to any 3rd parties. Currently approximately three quarters of submission are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Registration occurs after the buyer has moved in to the premises thus an expedited registration is not always top priority but if it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.

The estate agent has sent us the confirmation of our purchase of a new build flat in Birstall. Conveyancing is a frightening process 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 legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Birstall

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.