Am I correct in assuming that the fact that my solicitor in Reynoldston is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?

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 indicated 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Reynoldston conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Despite weeks of looking the Title Certificate and documents to our home are lost. The lawyers who handled the conveyancing in Reynoldston 5 years ago no longer exist. What do I do?

Gone are the days when you need to have the physical original deeds to prove you are the owner of your registered land or premises, as the Land Registry hold details of all registered land or property electronically.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Reynoldston is where the house is located. Is there any advice you can give?

Flying freeholds in Reynoldston are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Reynoldston you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Reynoldston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My company is wishing to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering fixed costs for commercial conveyancing in Reynoldston for under £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Reynoldston, including the disposal and acquisition of businesses as well as simply premises. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. As for the costs these will vary based on the structure and heads of terms of the deal. Let us have your details or email so as to enable us to furnish you with comprehensive commercial conveyancing calculation.

In relation to leasehold conveyancing in Reynoldston what are the most common lease defects?

There is nothing unique about leasehold conveyancing in Reynoldston. Most 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:

A duty to insure the building A provision to repair to or maintain elements of the building

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Coventry Building Society, and Barclays Direct all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the buyer to pull out.

I bought a ground floor flat in Reynoldston, conveyancing having been completed January 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Reynoldston with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2100

With 75 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.