Am I correct in assuming that the fact that my solicitor in Redfield is not identified on my lender's solicitor panel that there is a problem with the standard of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a 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) 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 simply call the Redfield conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

We wanted to use a conveyancing solicitor in Redfield for our home move. Our broker has since notified us that our bank Godiva Mortgages Ltd won't deal with them. Surely this is unfair competition?

A mortgage company may insist on a panel solicitor act for it. You would be liable to bear the cost of this. Try using our tool to locate a solicitor to carry conveyancing in Redfield on the Godiva Mortgages Ltd approved list of solicitors.

Are there restrictive covenants that are commonly identified during conveyancing in Redfield?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Redfield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

What makes a Redfield lease problematic?

Leasehold conveyancing in Redfield is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain sections are missing. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Coventry Building Society, and Platform Home Loans Ltd all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the purchaser to pull out.

I acquired a split level flat in Redfield, conveyancing having been completed November 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Redfield with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease ends on 21st October 2081

You have 57 years unexpired the likely cost is going to be between £28,500 and £33,000 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great figure which is making it more attractive. I have since been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Redfield. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

Most houses in Redfield are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Redfield so you should seriously consider shopping around for a Redfield conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your solicitor should report to you on the legal implications.