Is the fact that my solicitor in Ravenglass is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Ravenglass conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Are the BSA intent on creating a online directory to to identify practices on the Melton Mowbray Building Society conveyancing panel for instance in Ravenglass?

We would not expect to be advised of any intention on the part of the BSA to develop such a tool.

I am 3 weeks into a residential purchase having been directed to solicitors by the selling agent to carry out the conveyancing in Ravenglass. I am am very disappointed with the level of service. Could you you assist me in finding new lawyers?

A conveyancer would have to be very poor to suggest diss instructing them. Has the loan offer been issued? In the event that it has you need to inform them of the new contact details and ensure the loan are re-sent. Your solicitor ideally needs to be on the banks panel to avoid supplemental fees and frustration. So that should be your starting point. The find a solicitor tool will assist you in finding a bank approved lawyer for your home move in Ravenglass

What are your top tips when it comes to choosing a Ravenglass conveyancing firm to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Ravenglass conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Ravenglass conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

If they are not ALEP accredited then what is the reason?

I invested in buying a ground floor flat in Ravenglass, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Ravenglass with over 90 years remaining are worth £180,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2083

With only 58 years remaining on your lease we estimate the premium for your lease extension to range between £22,800 and £26,400 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

I require the services of a mortgage company panel solicitor in Ravenglass. Could you help me?

It is not clear why you need a Ravenglass panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Ravenglass are on their panel . If you do find such a firm in Ravenglass not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site