Am I correct in assuming that the fact that my solicitor in Tisbury is not on my lender's conveyancing 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. Just recently a report by the solicitors regulator revealed 76% 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 solicitor 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 contact the Tisbury conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

I have given 2 months notice to my current landlord and have to be out of my rented apartment in Tisbury by the end of next month. Conveyancing on my purchase is underway. How realistic is it to complete in six weeks as I wish to avoid having to find short term accommodation?

It is unwise to provide notice for your tenancy unless exchange of contracts has taken place. If you have not previously done so, notify to your conveyancer and ask them to they seek the assistance the owners solicitors, try to get a realistic time scale from them that everyone will work to achieve

How up to date is your database of Tisbury solicitors on the Aldermore conveyancing panel? Do Aldermore send you an updated list?

Tisbury conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Tisbury. 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 legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Tisbury

Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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 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.

There are numerous houses in Tisbury on unadopted lanes. I am purchasing such a house. Are there any advantages to purchasing a property on a private road?

Tisbury conveyancing firms will be well versed in dealing propertieson private. Your conveyancer should investigate Land Registry data to find any rights or responsibilities. In many cases there is a residents association that residents pay into to maintain the road. If there is one, the road will likely be maintained and appear better than council adopted.