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

That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 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) 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 contact the Bulwell conveyancing practice and ask them why they are no longer on the approved list for your bank.

All was ready to complete my purchase in Bulwell next Tuesday. My property lawyer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not unique to conveyancing in Bulwell.

Are the Bulwell conveyancing solicitors identified as being on the Kent Reliance conveyancing panel, together with their details provided by Kent Reliance?

Bulwell conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.

My uncle has suggested that I use his conveyancing solicitors in Bulwell. Should I use them?

There are no two ways about it it’s preferable to select a conveyancing lawyer is to have guidance from friends or relatives who have previously instructed the solicitor you're contemplating using.

Do you have any top tips for leasehold conveyancing in Bulwell from the point of view of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Bulwell can be avoided where you instruct lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation needed by the buyers’ conveyancers.
If you are supposed to have a share in the freehold, you should make sure that you are holding the original share document. Arranging a re-issued share certificate is often a time consuming formality and delays many a Bulwell home move. Where a new share is necessary, do contact the company officers or managing agents (if relevant) for this as soon as possible. If you have had conflict with your landlord or managing agents it is very important that these are settled prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to present the dispute as historic rather than unsettled. Many landlords or managing agents in Bulwell levy fees for supplying management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Bulwell.

I bought a 2 bed flat in Bulwell, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Bulwell with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2097

With 72 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. 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 clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.