I can't travel far from Wellingborough. What is the rationale as to why all Wellingborough lawyers aren't automatically on all bank panels?

Banks point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in lenders purging less reputable firms off their books of approved property lawyers .

Do the conveyancing practitioners identified through your search tool handle auction conveyancing in Wellingborough?

There are a few auction solicitors we can connect you with those conducting auction conveyancing. Wellingborough is just one of hundreds of locations in which our lawyers are based.

When it comes to mortgage companies such as Virgin Money, do Wellingborough conveyancing practitioners incur an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

We are getting the release of further funds on our home loan from Nottingham as we want to carry out renovations to our house in Wellingborough. Do we need to choose a high street Wellingborough solicitor on the Nottingham conveyancing panel to deal with the paperwork?

Nottingham would not normally appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham list.

Planning on purchasing a maisonette in Wellingborough. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Wellingborough solicitor is on the Principality conveyancing panel.

Estate agents have just been given the go-ahead to market my basement apartment in Wellingborough. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly maintenance charge demand – should I leave it to the buyer to sort out?

It best that you discharge the maintenance contribution as normal because all ground rent and maintenance invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed 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 until 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 acquired a basement flat in Wellingborough, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Wellingborough with over 90 years remaining are worth £216,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2093

With only 69 years left to run the likely cost is going to be between £9,500 and £11,000 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.

To what extent are Wellingborough conveyancing solicitors under an obligation to the Law Society to supply transparent conveyancing costs?

Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Wellingborough or across England and Wales.