Am I correct in assuming that the fact that my solicitor in Burford is not on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?

It would be unwise to jump to that conclusion. There are plenty of plausible 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) low volume 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. Should you be concerned you should simply call the Burford conveyancing practice and enquire why they are no longer on the approved list for your bank.

It is a dozen years since I bought my house in Burford. Conveyancing lawyers have recently been instructed on the sale but I am unable to find my deeds. Is this a problem?

You need not be too concerned. Firstly there is a chance that the deeds will be retained by the lender or they may be archived with the lawyers who oversaw your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Burford involves registered property but in the rare situation where your home is unregistered it is more problematic but is resolvable.

My bid for a property was accepted at auction in Burford. Conveyancing is required. What is next?

Now that you have to all intents and purposes signed on the dotted line you now have to appoint a conveyancing practitioner quickly as you are facing a fast approaching a drop dead date to complete the property. Every auction property will ordinarily have an associated auction set of papers. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should give this to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding organised to complete on the date specified in the contract.

Can you help - my lawyer advises that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Burford?

The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Barclays and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

Coventry BS have agreed my mortgage in principle, my offer on a apartment in Burford has been agreed to, what are the next steps?

The property agent will want to know who your solicitors are (be sure the conveyancers are on the bank’s approved list). Telephone Coventry BS or your financial adviser and finalise any relevant documentation. Coventry BS will sellect a valuer who will get in touch with the selling agent or owners to arrange a time for the valuation to occur. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Coventry BS will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Burford.

I today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it more attractive. I have subsequently discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Burford. Conveyancing advisers have are soon to be appointed. Will they explain the issues?

The majority of houses in Burford are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Burford in which case you should be shopping around for a Burford conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to carry out changes to the property. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is part of an estate. Your conveyancer should report to you on the legal implications.

I invested in buying a garden flat in Burford, conveyancing having been completed 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Burford with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease finishes on 21st October 2084

You have 60 years remaining on your lease we estimate the premium for your lease extension to be between £20,000 and £23,000 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.

My conveyancers in Burford have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.