Can you clarify what the consequences are if my solicitor is suspended from the Coventry BS Solicitor panel ahead of completing my conveyancing in New Romney?

The first thing to point out is that, 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.

I am due to move house in December. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in New Romney. Conveyancing solicitor was found before I stumbled across your page.

On the afternoon of completion you will need to pick up the house keys from your property agent but this should only occur when the vendors conveyancers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you will need to advise the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you choose a residential property solicitor in New Romney or a solicitor with expertise in conveyancing in New Romney.

Last month we had a mortgage agreed in principle with HSBC. New Romney conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from HSBC?

Some lenders take longer than others. Have HSBC done the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Planning on purchasing a apartment in New Romney. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the New Romney lawyer is on the Barclays conveyancing panel.

I am intent on selling our house in New Romney and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street New Romney lawyer would know this is not the case. For the life of me I don't know why the buyers used an internet conveyancing practice rather than a conveyancing solicitor in New Romney. Having lived in New Romney for 5 years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Is it best to use a New Romney conveyancing solicitor based in the area that I am buying? We have a good friend who can execute the legal formalities however his firm is located approximately 350kilometers away.

The primary upside of using a local New Romney conveyancing practice is that you can attend the office to sign paperwork, hand in your identification documents and apply pressure on them if necessary. Having local New Romney know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and they were happy that must surpass using an unknown New Romney conveyancing lawyer just because they are based in the area.

Last June I purchased a leasehold house in New Romney. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a 2 bed flat in New Romney, conveyancing was carried out March 1996. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in New Romney with an extended lease are worth £222,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2094

With just 70 years left to run the likely cost is going to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.