Am I correct in assuming that the fact that my conveyancer in Loughborough is not listed on my lender's conveyancing panel that there is a problem with the standard of her work?

It would be unwise to jump to that conclusion. There are plenty of 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 top 5 reasons are as follows: (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 Loughborough conveyancing firm and enquire why they are no longer on the approved list for your lender.

Can you explain why leasehold purchase conveyancing in Loughborough is more expensive?

In summary, leasehold conveyancing in Loughborough and Leicestershire usually warrants extra work compared to freehold transactions. This includes analysing the lease terms, liaising with the landlord about serving applicable notices, securing current service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first entered into.

What does commercial conveyancing in Loughborough cover?

Loughborough conveyancing for business premises covers a broad array of guidance, offered by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

I am one month into a residential purchase having been recommend to a firm by the local agent to do our conveyancing in Loughborough. We are not happy. Could you you assist me in finding new lawyers?

A solicitor would need to be really bad in order to consider diss instructing them. Has your mortgage offer been issued? If so you will need to make them aware of the replacement lawyer and ensure the mortgage documents are re-sent. Your new solicitor ideally should be on the mortgage company panel to avoid supplemental expenses and frustration. So that should be your starting point. The search tool should help you find a lender approved conveyancer for your home move in Loughborough

I would like to let out my leasehold flat in Loughborough. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Some leases for properties in Loughborough do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I inherited a basement flat in Loughborough, conveyancing having been completed in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Loughborough with a long lease are worth £197,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2080

With just 55 years remaining on your lease the likely cost is going to span between £31,400 and £36,200 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.