Are the BSA planning on creating a search tool with a view to list law firms on the Norwich and Peterborough Building Society conveyancing panel for example in Abingdon?

We have not been informed any intention on the part of the BSA to promote such a tool.

I moved into 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 Abingdon advises it would be registered in a couple of weeks. Are titles in Abingdon particularly slow to register?

There is nothing unique about conveyancing in Abingdon registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and if the Land registry communicate with any third parties. As of today roughly 80% of submission are completed within two weeks but some can be subject to extensive hold-ups. Historically registration occurs once the buyer has moved in to the premises thus 'speed' is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Abingdon is the location of the property. What do you suggest?

Flying freeholds in Abingdon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Abingdon you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abingdon may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My father-in-law has suggested that I instruct his conveyancing solicitors in Abingdon. Should I find my own conveyancer?

No doubt the ideal way to find a conveyancing solicitor is to have recommendations from friends or relatives who have previously instructed the firm that you are are thinking of instructing.

What are the frequently found defects that you see in leases for Abingdon properties?

Leasehold conveyancing in Abingdon is not unique. All leases are unique and drafting errors can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Service charge per centages that don't add up correctly leaving a shortfall

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Norwich and Peterborough Building Society, and Britannia all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to pull out.

I bought a basement flat in Abingdon, conveyancing was carried out in 2006. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Abingdon with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2095

With just 71 years left to run the likely cost is going to be between £9,500 and £11,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should 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 clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.