Is the fact that my conveyancer in Hope is not listed on my bank's solicitor panel that there is a problem with the quality of his work?

That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a 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. Should you be concerned you should contact the Hope conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

How does conveyancing in Hope differ for newly converted properties?

Most buyers of new build residence in Hope contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because developers in Hope usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hope or who has acted in the same development.

I have been sourcing a conveyancing solicitor in Hope for my home move. Is there any facility to review a firm’s complaints history with the legal regulator?

You can review presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.

Back In 2002, I bought a leasehold flat in Hope. Conveyancing and Accord Mortgages Ltd mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Hope who acted for me is not around. What should I do?

The first thing you should do is contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to instruct a Hope conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a leasehold flat in Hope, conveyancing was carried out in 2010. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Hope with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease ends on 21st October 2081

With just 56 years unexpired the likely cost is going to span between £29,500 and £34,000 plus costs.

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 detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

My wife and I yesterday discovered that one of the partners of the conveyancing practice acting on the purchase conveyancing in Hope is an aunty of the seller. Is this allowed?

On the basis that no conflict arises this should be fine. If you are requiring a mortgage then the bank may have a say as many lenders have specific requirements concerning this. For example for Yorkshire Building Society as of 2/12/2025, the requirements read as follows :