Is the fact that my conveyancer in Hermitage is not listed 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 plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Should you be concerned you should contact the Hermitage conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

I'm the only recipient of my late mum's estate and I have everything in my name now, including the my former home in Hermitage. The Hermitage property was put into my name in June. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the property in June. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view mortgage companies take of it, depend on the mortgage company as this provision chiefly exists to capture the purchase and immediately sell or the quick reselling of property.

Is it the case that all Hermitage solicitor practices on the Co-operative conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.

Completion of my purchase has taken place for my property in Hermitage. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Are there restrictive covenants that are commonly identified as part of conveyancing in Hermitage?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Hermitage. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Estate agents have just been given the go-ahead to market my garden flat in Hermitage. Conveyancing lawyers have not yet been instructed, however I have just received a yearly service charge demand – Do I pay up?

It best that you pay the maintenance contribution as normal because all ground rent and service payments will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents 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.

I inherited a garden flat in Hermitage, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Hermitage with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2089

With 65 years left to run the likely cost is going to range between £13,300 and £15,400 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

How do I find a Hermitage conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 10miles to attend the conveyancer.

You can use the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Hermitage and you will see a number of lawyer located nearest Hermitage. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.