The Taverham conveyancing solicitors that just started acting on my house acquisition in Taverham have without warning shut down. I only went with them because I had to have a firm on the Barclays conveyancing panel and my previous Taverham lawyer was not. I sent them a cheque for two hundred pounds in advance. What do I do now?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.

What is your number one tip for choosing a conveyancing solicitor in Taverham

Do not opt for the cheapest Taverham conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. 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 go into the conveyancing with your eyes wide open.

I am being told by my lawyer that absentee landlord insurance is required on my purchase. What is the level of cover for Taverham conveyancing?

The appropriate level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between Halifax and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

When it comes to mortgage companies such as Nottingham, do Taverham conveyancers face a yearly amount to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Various internet forums that I have frequented warn that are the primary cause of delay in Taverham house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Taverham.

In my capacity as executor for the will of my grandfather I am selling a house in Newport but I am based in Taverham. My lawyer (who is 300 miles awayrequires that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Taverham to witness and place their company stamp on the document?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Taverham

I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Taverham which will be sold. The property has never been registered at the Land Registry and I'm advised that some EAs will insist that it is completed before they'll proceed. What's the mechanism for this?

In the circumstances that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.