Unfortunately I am unable to travel far from Locksbottom. Is there a reason why all Locksbottom property lawyers aren't included on all mortgage company panels?

Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in mortgage companies purging a number of firms off their panel of approved lawyers .

We have rather assertive sellers who has insisted on a lock out agreement with a payment 6,000. Is it wise to enter into such agreements?

There are a couple of main drawbacks with entering into any lock out agreement (also termed a shut-out contract) is that it diverts attention away from making progress with the conveyancing transaction itself, so unless it requires minimal or no negotiation then it could transpire to be unhelpful. It is not particularly popular by Locksbottom conveyancing practitioners for this reason. A supplemental issue is the extent of the remedies available - a jilted purchaser is very unlikely to secure injunctive relief to stop the vendor completing the sale to a third party, so the only remedy open via the contract will be the recovery of abortive charges and, in limited scenarios, the extra payment of damages.

As I am unsure how the conveyancing process works what is the most important number one tip you can give me about purchase conveyancing in Locksbottom?

You may not hear this from too many lawyers but conveyancing in Locksbottom and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists an abundance of room for conflict between you and other parties involved in the home moving process. For instance, the seller, property agent and on occasion the mortgage company. Choosing a lawyer for your conveyancing in Locksbottom is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose responsibility is to act in your best interests and to protect you.

Sometimes a third party with a vested interest will try and convince you that you should follow their advice. For example, the estate agent may claim to be assisting by suggesting your conveyancer is wrong. Or your financial adviser may try to convince you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I used Arc property Solicitors a few years past for my conveyancing in Locksbottom. I now require my file but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Locksbottom of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have been on the look out for a ground for flat up to £305k and identified one close by in Locksbottom I like with open areas and railway links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Locksbottom for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.