Please explain the implications if my lawyer’s firm is expelled from the Yorkshire BS Conveyancing panel ahead of completing my conveyancing in Edge Hill?

First, 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 own a terraced Victorian property in Edge Hill. Conveyancing lawyer represented me and TSB. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Edge Hill and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing practitioner who carried out the work.

I am looking for a ground for flat up to £235,500 and identified one round the corner in Edge Hill I like with amenity areas and railway links in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Edge Hill in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

My company is intending to take over a lease of an office on a shopping parade. Can you recommend solicitors offering no-move-no charges for non-domestic conveyancing in Edge Hill for less than £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Edge Hill, including the disposal and acquisition of businesses as well as simply property. If you are intending to acquire or lease a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. Regarding the fees this will depend on the structure and nuances of the deal. Please provide us with your contact information or phone so as to enable us to supply you with a detailed commercial conveyancing quote.

Our financial adviser has recommended their property lawyer for the conveyancing in Edge Hill - won’t it be better to just instruct them?

This is not necessarily the case and you are free to use whichever conveyancer you decide for your Edge Hill home move. The conveyancing practitioner suggested by a 3rd party adviser may not necessarily be the best property lawyer, they may suggest their preferred conveyancing firm who are based remotely. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.