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

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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. Where you are concerned you should simply call the Thornbury conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

The owners have rather brash sellers who has suggested a lock out agreement with a down payment of 5k. Is it wise to enter into such agreements?

There are two main drawbacks with signing a lock out agreement (sometimes referred to as a no-shop agreement) is that it can distract from progressing with the conveyancing transaction itself, so in the absence of it needing little or no negotiation then it could transpire to be a hindrance. It is not promoted by Thornbury conveyancing practitioners for this reason. The other main issue is the extent of the remedies available - an aggrieved purchaser is extremely unlikely to win an injunction to prohibit the seller selling to another buyer, so the only remedy available under the contract will be the reimbursement of abortive charges and, in restricted circumstances, the additional payment of damages.

Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who handled the conveyancing in Thornbury 5 years ago have long since closed. Will I be able to sell the house?

Gone are the days when you need to hold title deeds to evidence that you own the land or premises, given that the Land Registry have everything they need in a digital format.

I am buying a new build flat in Thornbury. Conveyancing is daunting 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.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Thornbury

Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Do banks and building societies provide you with an approved list of Thornbury solicitors? How do you know who is on the lender conveyancing panel?

Thornbury firms and firms conducting conveyancing in Thornbury themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the bank directly.