My IFA has requested my Bilston and Bradley lawyer’ panel member for the HSBC conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Bilston and Bradley branch but they have not got back to me yet.

You are best placed to get this information from your Bilston and Bradley conveyancer . They retain a central record lender panel numbers.

Is it correct that all Bilston and Bradley CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing list of approved firms?

It is true that some lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

I am purchasing a property in Bilston and Bradley. One unusual aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is TSB your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to TSB where a lease does not meet these provisions. The requirements relate to the installation of panels on properties nationwide and is not limited to Bilston and Bradley.

The formalities of my remortgage has taken place for my property in Bilston and Bradley. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

How does the Landlord & Tenant Act 1954 affect my commercial premises in Bilston and Bradley and how can you help?

The particular law that you refer to affords security of tenure to business tenants, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Bilston and Bradley is one of the hundreds of areas of the UK in which our lawyers are located

Are there frequently found deficiencies that you come across in leases for Bilston and Bradley properties?

There is nothing unique about leasehold conveyancing in Bilston and Bradley. Most leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are erroneous. 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.

You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Skipton Building Society, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.

I acquired a garden flat in Bilston and Bradley, conveyancing having been completed February 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Bilston and Bradley with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease finishes on 21st October 2077

You have 53 years unexpired we estimate the price of your lease extension to span between £27,600 and £31,800 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use the figures 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. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

I am buying a flat mortgage free. I have provided conveyancer with two separate proof of photo ID, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer stating that the funds are in place and that it has come from inheritance and not dealing E's in Ibiza.

For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Bilston and Bradley conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.