We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather use a local conveyancing solicitor in Crowland?

Do check but the chances are that give you one of their panel conveyancers if you take up the "fee-free" incentive. Speak to the bank to explore if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Crowland.

Can I be sure that the Crowland conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Crowland getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer handling your transaction.

Last month we had a mortgage agreed in principle with Lloyds. Crowland conveyancing lawyers have been selected. How long does it take for Lloyds to issue the offer to the conveyancing practitioner?

There is no definitive answer here. Have Lloyds conducted the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

After weeks of negotiation I have agreed a price on a house in Crowland. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. Soon after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Have completed on a a detached house in Crowland , What is the estimated time for the Land Registry to register the transfer to my name? My Crowland conveyancing solicitor has been painfully slow, so I want to be sure that my name is recorded.

As far as conveyancing in Crowland is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested parties. Currently approximately three quarters of submission are completed within 12 days but some can be subject to protracted hold-ups. Registration occurs after the purchaser is living at the property thus 'speed' is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.

We are one month into a residential purchase having been recommend to conveyancers by the selling agent to execute conveyancing in Crowland. We are not happy. Can you help me find new conveyancers?

A conveyancer would have to be really poor to suggest replacing them. Has your loan offer been sent? If so you will need to advise them of the new contact details and have the loan are re-sent. Your conveyancer needs to be on the banks approved list to avoid escalating expenses and frustration. So that should be your first question of the new conveyancers. The search tool should assist you in finding a lender approved solicitor for your conveyancing in Crowland

I have just started marketing my ground floor apartment in Crowland. Conveyancing solicitors are to be appointed soon, but I have just had a half-yearly service charge demand – should I leave it to the buyer to sort out?

It best that you pay the invoice as normal because all ground rent and service charges will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice 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. This will smooth the conveyancing process.

I acquired a 1st floor flat in Crowland, conveyancing formalities finalised in 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Crowland with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2080

With 54 years remaining on your lease we estimate the price of your lease extension to span between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. 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. Please do not take any other action placing reliance on this information before seeking the advice of a professional.