Am I correct in assuming that the fact that my solicitor in Leeswood is not listed on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?

That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 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) low volume 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 contact the Leeswood conveyancing firm and enquire why they are no longer on the approved list for your bank.

We were just about to exchange contracts for a garden flat in Leeswood. We have hit a snag. The loan offer with HSBC Bank runs out on 10/2/2025 but the sellers are insisting on a completion date of 12/2/2025. Is it possible to prolong the mortgage offer?

The person best placed to address this question is your lawyer who is in a position to assess whether he or she is better off negotiating with the mortgage broker, owner’s representatives, property agents or conceivably all three taking into account what has happend in your conveyancing as of today.

Forgive me if this question is silly but I am unexperienced as a first time buyer of a garden flat in Leeswood. Do I receive the keys to the property on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Leeswood?

On the day of completion you do not need to go to the conveyancers office in Leeswood. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and once they have received this, you should be called to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.

Can you help - my lawyer says that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Leeswood conveyancing?

The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

When it comes to mortgage companies such as HSBC, do Leeswood lawyers face a fee to be on the list of approved solicitors?

We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I am buying a new build flat in Leeswood. 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.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Leeswood

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. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.

Developers have put forward a conveyancing practitioner and I've received an estimate from them. They are nearly two hundred pounds cheaper than my own Leeswood lawyer. What's the catch?

Builders normally have panels of solicitors who are quick and who know the seller’s paperwork and conveyancing practitioner. As many developers offer an incentive to select a preferred conveyancing practitioner for this reason, any increased charges can be avoided and a builder won't recommend a conveyancing factory and run the risk of having the transaction delayed when they need an exchange in 28 days. The argument for not agreeing to use the recommended solicitor is that they may be hesitant to fight for your interests at the risk of upsetting the developer. If you worry that this may be the situation you should remain with your local Leeswood conveyancer.