Is the fact that my conveyancer in Old Coulsdon is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?

That is more than likely an incorrect assumption to make. There are all sorts of perfectly 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) lack 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. If you are concerned you should simply call the Old Coulsdon conveyancing practice and enquire why they are no longer on the approved list for your lender.

In the event thatI were to purchase a simple residential propertyin Old Coulsdon mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Old Coulsdon?

The only saving you would make on is the Old Coulsdon conveyancing searches. A conveyancing practitioner is obliged to do the vast majority of work - money laundering, liaising with your vendors conveyancing practitioner, SDLT submission, register the title etc. You might save a bit for them not needing to register a charge but it will not be meaningful.

I am helping my niece sell her house in Old Coulsdon. Will the conveyancing solicitor commission an EPC or it is for the seller to coordinate?

Following the abolition of Home Information Packs, energy assessments was retained a required element of selling a property. An energy assessment needs to be to hand before the property is advertised. This is not as aspect of the sale process that solicitors normally organise. Where you are using a Old Coulsdon conveyancing practitioner they may be able to arrange EPC’s given their relationships with long established local assessors

How can we tell if a Old Coulsdon conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Old Coulsdon getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer handling your conveyancing.

I am due to exchange contracts on my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being difficult. The Old Coulsdon solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Old Coulsdon and how can your lawyers assist?

The 1954 Act affords a safeguard to business leaseholders, granting the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Old Coulsdon is one of the many areas of the UK in which our lawyers are based

Am I best advised to use a Old Coulsdon conveyancing lawyer based in the vicinity that I am purchasing? An old friend can perform the legal work however they are based approximately 350kilometers away.

The primary upside of using a local Old Coulsdon conveyancing firm is that you can visit the firm to sign documents, deliver your ID and pester them if necessary. Having local Old Coulsdon know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and they were content that must trump using an unfamiliar Old Coulsdon conveyancing solicitor just because they are based in the area.