I can't travel far from Frognal. What is the rationale as to why all Frognal solicitors are not on all lender panels?

A decade ago most mortgage companies exhibited an approach to risk which differs from the current day. The FSA in 2010 carried out a thematic review into fraud which in summary warned lenders: know the lawyers on your panel. As a result, banks have since requiredmore information from law firms about their operations and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the minimum volume of transactions the lenders set.

Some advice if I may. My Frognal solicitor is assuring me that she is duty bound toorder Frognal conveyancing searches resulting from the fact thatthe firm are on the Lloydssolicitor panel. These Frognal checks cost a lot of money can this be avoided?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Frognal conveyancing searches.

My mortgage company has suggested a law firm on their panel based in Frognal but I would rather choose a conveyancing lawyer in Frognal local to me. Can you help?

The minority of Frognal conveyancing firms are on all banks conveyancing panel. Use the above find an approved solicitor tool to identify a Frognal conveyancing conveyancer on the on the mortgage company panel.

I have just appointed agents to market my 2 bed apartment in Frognal. Conveyancing solicitors are to be appointed soon, however I have recently had a half-yearly service charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual as all rents and maintenance payments should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies 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.

Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Frognal. Can we issue an application to the Residential Property Tribunal Service?

if there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to make a decision on the premium.

An example of a Lease Extension decision for a Frognal residence is Raised Ground Floor Flat 20 Fitzjohns Avenue in July 2014. the Tribunal decided that the premiums to be paid for new leases in respect of the Raised Ground Floor Flat and the First Floor Flat were to be calculated as: Raised Ground Floor: £765,175.14 First Floor: £601,617.77 This case was in relation to 2 flats. The unexpired term was 16.83 and 16.43.

I'm remortgaging a house in Frognal. I have found my conveyancer's company on the Law Society's list, but I can't find my lawyer's name as listed on the regulator's website. Should I be concerned?

Not all staff in the law firm must be listed by the regulator. As long there is a manager qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unqualified staff.