I can't travel far from Kibworth. Please clarify why all Kibworth conveyancing practitioners aren't included on all bank panels?

Before the recession most lenders displayed an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into fraud which concluded: know the lawyers on your panel. Accordingly, lenders have subsequently looked to extract more information from law firms regarding their operations and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the minimum volume of transactions the lenders required.

Will commercial conveyancing searches reveal impending roadworks that may affect a commercial premises in Kibworth?

Its becoming the norm that commercial conveyancing solicitors in Kibworth will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Kibworth. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kibworth.

For each commercial conveyancing transaction in Kibworth it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Kibworth commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Kibworth.

I own a semi-detached Georgian house in Kibworth. Conveyancing solicitor represented me and Virgin Money. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kibworth and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing solicitor who conducted the purchase.

Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Kibworth I like with amenity areas and railway links in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Kibworth in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a mortgage that many years will be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

I have just appointed agents to market my basement flat in Kibworth. Conveyancing is yet to be initiated, but I have recently had a yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual because all rents and service invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a garden flat in Kibworth, conveyancing having been completed in 2000. 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? Equivalent properties in Kibworth with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease ceases on 21st October 2080

With just 56 years remaining on your lease we estimate the price of your lease extension to span between £29,500 and £34,000 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.