Am I correct in assuming that the fact that my solicitor in Hellesdon is not on my lender's conveyancing panel that there is a problem with the standard of her work?

That is most likely 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 solicitor 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 simply call the Hellesdon conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

I am helping my niece sell her flat in Hellesdon. Does the solicitor order the energy assessment or it is for the seller to coordinate?

After the demise of HIPs, energy assessments was left as a required part of moving property. An EPC must be commissioned prior to the property being marketed. This is not a task that conveyancers ordinarily arrange. If you are instructing a Hellesdon conveyancing practitioner they may be able to arrange EPC’s due to their contacts with long established Hellesdon providers

Two weeks ago we had a mortgage agreed in principle with Kent Reliance. Hellesdon conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?

Some lenders take longer than others. Have Kent Reliance done the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My husband and I are at the point of looking at houses in Hellesdon and I am now considering a potential offer. Should I already have a property lawyer in place at this stage? I will be getting a home loan with Barclays.

It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are taking out a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.

I decided to have a survey completed on a house in Hellesdon in advance of retaining conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some mortgage companies may not give a loan on such a property.

It varies from the lender to lender. Santander has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hellesdon. Conveyancing may be slightly more expensive based on your lender's requirements.

Can you offer any advice when it comes to appointing a Hellesdon conveyancing firm to deal with our lease extension?

If you are instructing a property lawyer for your lease extension (regardless if they are a Hellesdon conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Hellesdon conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

Can they put you in touch with clients in Hellesdon who can give a testimonial?

I invested in buying a 2 bed flat in Hellesdon, conveyancing having been completed September 2009. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Hellesdon with a long lease are worth £181,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2075

With 51 years unexpired the likely cost is going to be between £30,400 and £35,200 as well as costs.

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 comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

A couple of weeks ago I was told by my lender that their panel solicitors operate no move no fee basis for conveyancing in Hellesdon. I had a purchase fall through yet the solicitors want search fees! They are stating that the fees are seperate!

in promising "no sale no fee" Hellesdon conveyancing practices are foregoing their charges for any work done. We must stress this is NOT an insurance scheme. Disbursements aren’t covered – where the conveyancing practitioner have to pay money out to other people, for example Hellesdon local search fees