Is the fact that my solicitor in Boldon is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?

That is more than likely a wrong assumption to make. There are plenty of reasonable 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 top 5 reasons are as follows: (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 contact the Boldon conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Various online forums that I have visited warn that are the main cause of obstruction in Boldon conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Boldon.

2 months have gone by since my purchase conveyancing in Boldon concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I decided to have a survey carried out on a property in Boldon before retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders will refuse to give a mortgage on this type of premises.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Boldon. Conveyancing may be slightly more expensive based on your lender's requirements.

Can you offer any advice when it comes to choosing a Boldon conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Boldon conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Boldon conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:

What volume of lease extensions has the firm completed in Boldon in the last twenty four months? What are the legal fees for lease extension work?

Leasehold Conveyancing in Boldon - Sample of Queries before buying

What prohibitions are there in the Boldon Lease? How much is the ground rent and service charge? Be sure to discover if there are any onerous restrictions in the lease. For instance plenty of leases prohibit pets being permitted in in a block in Boldon. If you like the apartmentin Boldon but your dog is not allowed to move with you then you have a very hard choice.