Is the fact that my solicitor in Blackburn is not on my mortgage company's solicitor panel that there is a problem with the standard of her work?

That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% 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. If you are concerned you should simply call the Blackburn conveyancing practice and ask them why they are no longer on the approved list for your bank.

I have been told that property searches are the number one reason for delay in Blackburn house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Blackburn.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Blackburn is the location of the property. Can you shed any light on this issue?

Flying freeholds in Blackburn are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blackburn you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackburn may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Is it simple use the search facility to choose a conveyancing solicitor in Blackburn on the panel for my bank?

First choose a lender such as Nationwide Building Society, Virgin Money or Platform Home Loans Ltd then choose your location for instance Blackburn. Conveyancing organisations in Blackburn and across England and Wales will then be shown.

I have recently realised that I have 72 years unexpired on my flat in Blackburn. I need to get lease extension but my freeholder is can not be found. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to find the landlord. On the whole a specialist would be helpful to carry out a search and to produce an expert document to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Blackburn.

I purchased a 2 bed flat in Blackburn, conveyancing formalities finalised October 2006. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Blackburn with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease terminates on 21st October 2080

With 56 years unexpired the likely cost is going to range between £29,500 and £34,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.