Am I correct in assuming that the fact that my conveyancer in Tickhill 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 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) 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. Should you be concerned you should simply call the Tickhill conveyancing practice and enquire why they are no longer on the approved list for your lender.

Having sold my house in Tickhill last August but the buyer keeps telephoning every few hours complaining that her conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?

Following your disposal your lawyer is obliged to forward the transfer documentation and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer should also send confirmation that the home loan has been repaid to the purchasers lawyers. There is unlikely to be post completion steps specific conveyancing in Tickhill.

My apartment in Tickhill is up for sale and I have a buyer. Does the conveyancing practitioner need to be required to be on the Kent Reliance conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.

I am looking for a flat up to £235,500 and identified one close by in Tickhill I like with a park and station nearby, however it only has 49 remaining years left on the lease. I can't really find anything else in Tickhill for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a mortgage that many years will be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

I have recently realised that I have 68 years left on my lease in Tickhill. I now wish to get lease extension but my freeholder is absent. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to track down the lessor. On the whole an enquiry agent should be helpful to try and locate and to produce an expert document to be used as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Tickhill.

I am the registered owner of a studio flat in Tickhill, conveyancing formalities finalised August 2000. How much will my lease extension cost? Similar flats in Tickhill with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease ceases on 21st October 2083

With just 59 years unexpired we estimate the price of your lease extension to be between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.