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

That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters 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 simply call the Griffithstown conveyancing firm and enquire why they are no longer on the approved list for your bank.

We are buying our first house. The conveyancer has messagedto enquire if we would like to order additional conveyancing searches. Unfortunately we have no idea as to what's relevant for conveyancing in Griffithstown

The range of Griffithstown conveyancing searches depends primarily on the premises, the location, the probability of any of these risks, your knowledge of the locality and risks, your general attitude to risk. What is important is that you properly appreciate what information each search could provide. You may then make a decision if you personally think you need that information. Where you are in doubt, ask your lawyer to guide you.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Griffithstown is the location of the property. What do you suggest?

Flying freeholds in Griffithstown 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 Griffithstown you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Griffithstown may decide 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 premises.

Taking into account that I am about to part with hundreds of thousands of pounds on a two bedroom apartment in Griffithstown I would like to talk to a solicitor concerning thehome move ahead of giving the go ahead to the firm. Is this something that you can arrange?

This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your property ownership legalities in Griffithstown.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The law firms that we put you in touch with believe that the figure you are provided with for your conveyancing in Griffithstown should be the figure that you are charged.

I am looking at a two flats in Griffithstown both have approximately 50 years unexpired on the lease term. Do I need to be concerned?

A lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the value of the lease reduces and it becomes more costly to acquire a lease extension. This is why it is often a good idea to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease because mortgage lenders may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this area.

I own a garden flat in Griffithstown, conveyancing formalities finalised 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Griffithstown with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2068

With only 50 years remaining on your lease the likely cost is going to range between £31,400 and £36,200 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.