Is the fact that my conveyancer in Polesworth is not on my bank's solicitor panel that there is a problem with the quality of the firm’s work?

That would more than likely be a wrong assumption to make. There are plenty of plausible 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) low volume 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 Polesworth conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

We are buying a flat and need a conveyancing solicitor in Polesworth who is on the Nottingham solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Polesworth.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Polesworth?

There are two types of lawyers who can perform conveyancing in Polesworth namely licenced conveyancers or solicitors. The two can provide the legal services that required to complete the sale or purchase of property. They are both obliged to conduct Polesworth conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be properly conducted and that all requisite steps will be suitably followed.

When it comes to lenders such as Virgin Money, do Polesworth conveyancers face an annual charge to be on the list of approved solicitors?

We are not aware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I am currently in the process of buying my council flat in Polesworth. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

I used Wolstenholmes a few years ago for my conveyancing in Polesworth. I now require my papers but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Polesworth of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am in need of some leasehold conveyancing in Polesworth. Before diving in I would like to find out the unexpired term of the lease.

Assuming the lease is registered - and most are in Polesworth - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a leasehold flat in Polesworth, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Polesworth with over 90 years remaining are worth £190,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2081

With just 62 years remaining on your lease we estimate the price of your lease extension to range between £17,100 and £19,800 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns 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.