Is the fact that my solicitor in Umberleigh is not on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent 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) lack 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. Should you be concerned you should simply call the Umberleigh conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

We wanted to use a property lawyer in Umberleigh for our house purchase. Our broker has since notified us that our mortgage lenders won't deal with them. Why is this not regarded as unfair competition?

Before the recession most banks had an appetite for risk which was higher than today. Almost all Umberleigh conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 completed a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms about their operations and their employees as well as establishing certain criteria such a completing on a minimum amount of transactions. Many Umberleigh conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Umberleigh is one of the many locations where the solicitors we recommend are members of the panel for .

Can you help - my lawyer advises that absentee landlord insurance is required on my purchase. What is the level of cover for Umberleigh conveyancing?

The right level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between and . Conveyancing solicitors as opposed to members of the public take out such insurances.

Can I be sure that the Umberleigh conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Umberleigh getting 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 advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.

I had an offer accepted on a house in Umberleigh on , valuation was booked five days after, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Are entitled to hold back the Mortgage pending the lawyer being on the approved list?

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

I own a leasehold house in Umberleigh. Conveyancing and mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Umberleigh who previously acted has long since retired. What should I do?

First contact HMLR to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a Umberleigh conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a 2 bed flat in Umberleigh, conveyancing formalities finalised in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Umberleigh with a long lease are worth £165,000. The ground rent is £45 yearly. The lease expires on 21st October 50

With only 50 years remaining on your lease we estimate the premium for your lease extension to span between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

Please specify the differing property law services that Umberleigh conveyancing solicitors offer?

Generally most Umberleigh conveyancing practices will carry out a number of assistance to home and land proprietors, vendors, buyers, landlords and tenants such as:

Standard residential sale conveyancing in Umberleigh or wider afield Home purchase conveyancing in Umberleigh and further afield Assisted buying schemes - Help to Buy conveyancing Umberleigh conveyancing for repossessed property Auction property conveyancing - selling or acquiring Voluntary 1st registration of land