Am I correct in assuming that the fact that my solicitor in Long Buckby is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable 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) lack 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 Long Buckby conveyancing practice and ask them why they are no longer on the approved list for your lender.

We are purchasing a property and the solicitor has identified Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. He has recommended insurance. Is this really appropriate for conveyancing in Long Buckby

Unless a previous acquisition of the house completed after 12 October 2013 you can take it that solicitors carrying out conveyancing in Long Buckby to continue to propose a a chancel search and or insurance against a claim.

I have justfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Long Buckby for a purchase of a leasehold flat 9 months ago. How can I check that the property is in my name in the name of the former proprietor?

The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Long Buckby conveyancing specialists.

I am purchasing a new build house in Long Buckby with a loan from National Westminster Bank. The developers would not budge the amount so I negotiated £7000 of extras instead. The sale representative advised me not to tell my lawyer about the extras as it would affect my loan with National Westminster Bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have recently realised that I have 62 years unexpired on my lease in Long Buckby. I now wish to extend my lease but my freeholder is can not be found. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the lessor. On the whole an enquiry agent may be useful to conduct investigations and prepare an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Long Buckby.

I invested in buying a garden flat in Long Buckby, conveyancing having been completed November 2009. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Long Buckby with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ceases on 21st October 2079

With just 54 years left to run we estimate the price of your lease extension to span between £32,300 and £37,400 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.