Am I correct in assuming that the fact that my solicitor in Hale Barns is not identified on my lender's solicitor panel that there is a problem with the quality of his conveyancing?

That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Hale Barns conveyancing practice and enquire why they are no longer on the approved list for your lender.

We are purchasing a newly constructed apartment in Hale Barns and my lawyer is telling me that she has to the lender to reveal incentives from the developer. I am on a tight deadline to exchange and I don't want to delay the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I purchased a freehold premises in Hale Barns but still pay rent, why is this and what is this?

It is rare for properties in Hale Barns and has limited impact for conveyancing in Hale Barns but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

I am looking into buying my first house which is in Hale Barns and I am already nervous. I couldn't find anything specific about Hale Barns. Conveyancing will be needed in due course but do you know about the Hale Barns area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Hale Barns. In the meantime here are some basic statistics that we found

As a tenant I am liable for a service charge for my flat in Hale Barns. Due to losing my job and other issues I fell behind with remittance. The management company agreed a clearance plan but there is still three grand currently outstanding.

I now wish to sell and I am concerned this will threaten to derail the sale if I have to pay off the amount due now. Do I have to settle before - is this practicable?

It would be wise to clarify with the property lawyer dealing with your Hale Barns conveyancing but one option may be to arrange for the arrears to be passed to the purchasers. The sale price due would be reduced to reflect the amount of debt they assume. They could then discharge the outstanding monies once they are the owners.