I was informed today by my broker that my Sandiacre lawyer is not on the lender Solicitor panel. How can I check?

The sensible course of action for you to take is to call your Sandiacre lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they may be able to suggest a Sandiacre conveyancing practice that is on the conveyancing panel for your bank.

Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Sandiacre. Do I receive the keys to the house on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Sandiacre?

On the day of completion you do not need to go to the conveyancers office in Sandiacre. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be able to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

I am selling my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being difficult. The Sandiacre solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was told three weeks ago that my mortgage has been agreed to by Lloyds. Is it usual for Lloyds to only issue the offer once my solicitor in Sandiacre is approved on their conveyancing panel? Lloyds have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.

I purchased my flat on 9 November and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Sandiacre advises it should be registered in a couple of weeks. Are properties in Sandiacre uniquely lengthy to register?

As far as conveyancing in Sandiacre registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. At present approximately three quarters of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration takes place once the purchaser has moved in to the property thus 'speed' is not always top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.

I have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Sandiacre I like with amenity areas and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Sandiacre in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you require a mortgage the shortness of the lease will be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

In relation to leasehold conveyancing in Sandiacre what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Sandiacre. All leases are individual and drafting errors can result in certain clauses are missing. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Coventry Building Society, and Barclays Direct all have very detailed requirements 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 grant the mortgage, forcing the purchaser to pull out.

I bought a leasehold flat in Sandiacre, conveyancing formalities finalised July 2006. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Sandiacre with over 90 years remaining are worth £179,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease runs out on 21st October 2083

With just 57 years left to run the likely cost is going to span between £26,600 and £30,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.