I am progressing with the sale of my flat in Downend and the estate agent has just called to say that the buyers are swapping solicitor. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their approved list. On what basis would a major mortgage company only work with certain solicitors rather the firm that they want to select for their conveyancing in Downend ?

Banks have always had panels of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Mortgage companies justify this action to a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.

Having sold my house in Downend last May yet the purchaser is e-mailing every few hours to moan that her solicitor needs to hear from mine. What should have happened now that I have sold?

Post completion of your sale your lawyer should send the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor should also send confirmation that the mortgage has been repaid to the purchasers solicitors. There is unlikely to be post completion formalities just for conveyancing in Downend.

I am buying a flat and need a conveyancing solicitor in Downend who is on the Birmingham Midshires conveyancing. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Birmingham Midshires in certain locations such as Downend. We dont recommend any particular firm.

I have been sourcing a conveyancing practitioner in Downend for my house move. Can I see a solicitor's record with the profession’s regulator?

One may search for published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.

If all goes to plan we aim to complete the disposal of our £325,000 maisonette in Downend next Monday. The managing agents has quoted £312 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Downend?

Downend conveyancing on leasehold apartments normally requires the buyer’s conveyancer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to answer such questions the majority will be content to do so. They may levy a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it is above £800. The management information fee demanded by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration charges, without which the charge is not strictly payable. In reality you have little option but to pay whatever is requested of you if you want to exchange contracts with the buyer.

I acquired a 1st floor flat in Downend, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Downend with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2088

With 67 years unexpired the likely cost is going to be between £10,500 and £12,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.