Am I correct in assuming that the fact that my solicitor in Shenley Church End is not identified on my bank'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 plenty of 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 most common reasons for removal are: (1) lack 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. If you are concerned you should contact the Shenley Church End conveyancing practice and enquire why they are no longer on the approved list for your bank.

I own a freehold property in Shenley Church End but still invoiced for rent, why is this and what is this?

It is rare for properties in Shenley Church End and has limited impact for conveyancing in Shenley Church End but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

Can I be sure that the Shenley Church End conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Shenley Church End obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your transaction.

I have decided to exercise my right to buy my property in Shenley Church End off the council. I have a mortgage agreed with RBS. 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 RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

The formalities of my purchase has taken place for my property in Shenley Church End. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

How does conveyancing in Shenley Church End differ for newly converted properties?

Most buyers of new build property in Shenley Church End come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Shenley Church End typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shenley Church End or who has acted in the same development.

Looking forward to exchange soon on a ground floor flat in Shenley Church End. Conveyancing lawyers have said that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Shenley Church End should include some of the following:

You need to be advised what constitutes a Nuisance as far as the lease is concerned Ground rent - what is due and when is collected, and also know whether this will change in the future Your solicitors should enable you to have an understanding of the building insurance obligations Are pets allowed in the flat?

I inherited a leasehold flat in Shenley Church End, conveyancing having been completed February 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Shenley Church End with over 90 years remaining are worth £190,000. The ground rent is £65 yearly. The lease ceases on 21st October 2086

With 61 years unexpired we estimate the premium for your lease extension to range between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" 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 investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.