Is the fact that my conveyancer in Cotswolds is not on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Cotswolds conveyancing practice and ask them why they are no longer on the approved list for your lender.

I have given 8 weeks notice to my existing landlord and must be out of my rented apartment in Cotswolds by the end of next month. Conveyancing on my purchase is underway. Can I complete in a couple of weeks as I wish to avoid having to find temporary accommodation?

Generally one should not give notice for your lease until you have exchanged. Assuming that you have not already done so, speak to your conveyancer and ask them to they chase the sellers side, try to get a realistic time scale from them that all parties will look to achieve

When reading online forums for a conveyancing lawyer in Cotswolds, many comment that I should look for a CQS kitemarked lawyer. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes via the scheme protocol Membership includes numerous firms who perform conveyancing in Cotswolds.

I have been told that property searches are a common reason for delay in Cotswolds conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in Cotswolds.

About to purchase a new build flat in Cotswolds. Conveyancing is daunting 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 enquiries that you should expect your new-build leasehold conveyancing in Cotswolds

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared. 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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.