Is the fact that my solicitor in Burton upon Trent is not on my lender's solicitor panel that there is a problem with the standard of her conveyancing?

That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable 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 most common reasons for removal are: (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 contact the Burton upon Trent conveyancing practice and enquire why they are no longer on the approved list for your bank.

Me and my partner are purchasing a apartment in Burton upon Trent. I might seem paranoid but how we can trust a conveyancer? On the day of competition we will need to deposit funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We have agreed to purchase a house in Burton upon Trent. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?

As your lender is TSB your lawyer must follow the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for TSB. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to TSB where a lease fails to meet these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Burton upon Trent.

I have paid off my mortgage with Co-operative. I assume I don't need a Burton upon Trent conveyancer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Co-operative has sent the Land Registry the discharge electronically, and
3. Co-operative has instructed the Land Registry to do so

I'm purchasing a new build house in Burton upon Trent with the aid of help to buy. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not to tell my lawyer about this deal as it could put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Taking into account that I am about to spend hundreds of thousands of pounds on 3 bedroom house in Burton upon Trent I would like to talk to a solicitor about myhome move in advance of appointing the firm. Is this something that you can arrange?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your property ownership legalities in Burton upon Trent.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Burton upon Trent should be the amount on the final invoice that you end up paying.

Due to complete next month on a ground floor flat in Burton upon Trent. Conveyancing lawyers have said that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Burton upon Trent should include some of the following:

The physical extent of the property. This may be the flat itself but might include a loft or storage are if relevant. Where does the liability rest to repair and maintain the main walls and foundations. It is important for you to know who is responsible the repair and maintenance of every part of the building Defining your legal entitlements in respect of the communal areas in the building.E.G., does the lease contain a right of way over a path or staircase? Where does the liability rest for maintaining the window frames Does the lease prevent you from renting out the property, or working from home

I invested in buying a 1 bedroom flat in Burton upon Trent, conveyancing formalities finalised in 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Burton upon Trent with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2105

With only 80 years left to run the likely cost is going to span between £8,600 and £9,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.