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

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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 contact the Derby conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

My partner and I have lately bought a house in Derby. We have noticed several problems with the property which we suspect were missed in the conveyancing searches. What action can we take? What searches should? have been conducted for conveyancing in Derby?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Derby. Conveyancing searches and due diligence initiated as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire referred to as a Seller’s Property Information Form. answers proves to be incorrect, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Derby.

Just had an offer accepted on a new build flat in Derby. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Derby

There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Taking into account that I will soon spend 450k on a two bedroom apartment in Derby I would like to have a conversation with the lawyer regarding thetransaction prior to giving the go ahead to the firm. Can this be arranged?

We could not agree more - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your conveyancing in Derby.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Derby should be the figure that you are charged.

I am looking at a two maisonettes in Derby which have in the region of fifty years remaining on the leases. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease gets shorter the value of the lease deteriorates and it becomes more costly to extend the lease. This is why it is often a good idea to extend the lease term. Sometimes it is difficult to sell a property with a short lease because mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a protracted process. We advise that you get professional help from a solicitor and surveyor with experience in this field.

Derby Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

Many Derby leasehold flats will have a service bill for maintenance of the building set on behalf of the landlord. Should you purchase the flat you will have to meet this amount, usually in instalments accross the year. This could differ from several hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a rentcharge to be met annual, normally this is not a exorbitant figure, say approximately £25-£75 but you need to check it because on occasion it could be prohibitively expensive. Are any of leasehold owners in arrears of their service charge payments? Can you inform me if there are any major works in the near future that will add a premium to the maintenance costs?