Unfortunately I am unable to travel far from Low Fell. I would like to know the logic why all Low Fell conveyancers are not on all bank panels?

Pre- 2008 most mortgage companies exhibited an attitude to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancers on your panel. Consequently, mortgage companies have subsequently looked to extract more information from law firms regarding their operations and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Many firms have found themselves removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the minimum volume of transactions the mortgage companies insisted on.

We see that you have a post code search directory identifying firms on the Kent Reliance conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Low Fell?

We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Low Fell.

We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would prefer to appoint a high street conveyancing solicitor in Low Fell?

You should check but the chances are that appoint one of their panel lawyers if you accept the "fee-free" offer. Speak to the lender and explore if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Low Fell.

I've found a house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have just been informed that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Low Fell. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Low Fell ?

Most houses in Low Fell are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Low Fell so you should seriously consider shopping around for a Low Fell conveyancing practitioner and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer should advise you fully on all the issues.

I am the registered owner of a ground floor flat in Low Fell, conveyancing was carried out in 1995. How much will my lease extension cost? Equivalent properties in Low Fell with an extended lease are worth £202,000. The ground rent is £60 invoiced annually. The lease terminates on 21st October 2082

You have 57 years unexpired we estimate the premium for your lease extension to range between £28,500 and £33,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

How does one as executor remove a departed person's details from the title deeds for a house in Low Fell?

If a Low Fell property is jointly owned and one of the owners passes away, their name will not automatically be removed from the Land Registry title. It is not necessary to remove their name as when it comes to a disposal your lawyer would simply need to supply proof as to the reason the joint proprietor is missing from the contract, ordinarily this takes the form of a grant of probate.

With a view to making the sale conveyancing simpler in the future you can apply to have the deceased party removed from the title by applying to HMLR with evidence of the death. There is no land registry fee payable.