Am I correct in assuming that the fact that my solicitor in Guildford is not listed on my bank's solicitor panel that there is a problem with the quality of her work?

That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a 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) low volume 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. Should you be concerned you should contact the Guildford conveyancing firm and ask them why they are no longer on the approved list for your bank.

I have given 8 weeks notice to my current landlord and must leave my rented apartment in Guildford by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in six weeks as don't want to have to move into temporary accommodation?

The normal practice is not to provide notice on a rental unless exchange of contracts has taken place. Assuming that you have not previously done so, update to your conveyancer and urge them to they apply pressure on the other solicitors, try to an acceptable time-line that everyone will work to achieve

If you had a top tip for selecting a conveyancing solicitor in Guildford what would it be?

We would encourage you not to go for the cheapest Guildford conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

We are planning to move property in April. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in Guildford. Conveyancing solicitor was chosen before I stumbled across this site.

On the afternoon of completion you will need to pick up the house keys from the estate agent but this can only happen after the sellers conveyancers advise the agent that they have the completion monies and the keys can be collected. After that you should inform the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you locate a conveyancing in Guildford or a lawyer that specialises in conveyancing in Guildford.

We are getting the release of further funds on our home loan from Aldermore as we intend to conduct renovations to our home in Guildford. Are we obliged to appoint a nearby Guildford solicitor on the Aldermore conveyancing panel to deal with the paperwork?

Aldermore don't usually require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.

What will a local search reveal regarding the property I am buying in Guildford?

Guildford conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search plays an important role in many a Guildford conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

About to purchase a new build flat in Guildford. 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 conveyancing.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Guildford

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision.