Am I correct in assuming that the fact that my solicitor in Yateley is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?

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 76% 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Yateley conveyancing firm and ask them why they are no longer on the approved list for your lender.

We see that you have a post code search directory identifying firms on the conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Yateley?

We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Yateley.

I need some quick conveyancing in Yateley as I am faced with a deadline to exchange contracts within 3 weeks. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?

As you are not taking a home loan you are at free not to do searches although no conveyancer would advise that you don't. With plenty of history conveyancing in Yateley the following are instances of what can show up and therefore impact future saleability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...

We're new on the property ladder - agreed a price, yet the property agent informed us that the seller will only proceed if we instruct the agent's preferred conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is accustomed to conveyancing in Yateley

It is improbable the owners are driving this. Should the vendor want ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Contact the vendors directly and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you are going to use your preferred Yateley conveyancing firm - not the ones that will give the negotiator at the agency a kickback or achieve conveyancing figures pre-set by head office.

My wife and I purchased a leasehold house in Yateley. Conveyancing and mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Yateley who acted for me is not around. Do I pay?

First contact the Land Registry to make sure that this person is in fact the new freeholder. It is not necessary to instruct a Yateley conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I inherited a leasehold flat in Yateley, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Yateley with an extended lease are worth £165,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 50

With only 50 years remaining on your lease the likely cost is going to be between £36,100 and £41,800 as well as costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.