Am I correct in assuming that the fact that my conveyancer in Dore is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

That is more than likely an incorrect 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 lawyer 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 simply call the Dore conveyancing practice and ask them why they are no longer on the approved list for your bank.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Dore is where the house is located. What do you suggest?

Flying freeholds in Dore are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dore you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dore may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am selling my home. My past lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Dore if that affects matters.

You should use our search tool to help you find a solicitor for your conveyancing in Dore. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

We're first time buyers - had an offer accepted, yet the estate agent advised that the seller will only move forward if we instruct the agent's chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor used to conveyancing in Dore

It is improbable the owners are behind this. If they want ‘a quick sale', turning down a serious purchaser is not the way to achieve this. Try to communicate with the owners directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to use your preferred Dore conveyancing solicitors - rather thanthe ones that will give the negotiator at the agency a commission or achieve conveyancing figures demanded by HQ.

I am tempted by the attractive purchase price for a couple of maisonettes in Dore which have approximately fifty years remaining on the leases. Will this present a problem?

There are plenty of short leases in Dore. The lease is a right to use the property for a period of time. As the lease shortens the value of the lease deteriorates and results in it becoming more expensive to acquire a lease extension. This is why it is advisable to increase the term of the lease. It is often difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a difficult process. We advise that you get professional assistance from a solicitor and surveyor with experience in this field.

I own a studio flat in Dore, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Dore with an extended lease are worth £195,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2089

You have 63 years remaining on your lease we estimate the premium for your lease extension to span between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.

The figure 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 investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.