Am I correct in assuming that the fact that my solicitor in Caister On Sea is not listed on my lender's conveyancing panel that there is a problem with the quality of his work?

That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a 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 Caister On Sea conveyancing firm and ask them why they are no longer on the approved list for your lender.

I sincerely hope you can assist me. My Caister On Sea conveyancer is assuring me that he is legally obliged toorder Caister On Sea conveyancing searches resulting from the fact thatthe firm are on the HSBCapproved lawyer panel. Is my solicitor correct?

You have limited options available to you. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Caister On Sea conveyancing searches.

We are purchasing a house in Caister On Sea. I might seem paranoid but how we can trust a lawyer? At some point we will need to send our life savings into their account. What is the protection 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.

I'm the sole recipient of my late mum's will and I have everything in my name alone, including the my former home in Caister On Sea. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in January. Will no one buy the property for half a year?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. many banks would take a sensible view as this obligation is primarily there to capture the purchase and immediately sell or the wholesaling and assigning of properties.

RBS have agreed my home loan in principle, my offer on a house in Caister On Sea has been agreed to, now what?

The property agent will need to know who your solicitors are (be sure the conveyancers are on the bank’s approved list). Call up RBS or your broker and finalise any relevant forms. RBS will appoint a valuer who will get in touch with the estate agent or vendor to schedule a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. RBS will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Caister On Sea.

Are there restrictive covenants that are commonly identified during conveyancing in Caister On Sea?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Caister On Sea. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Do you have any advice for leasehold conveyancing in Caister On Sea with the intention of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Caister On Sea can be bypassed if you appoint lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation needed by the buyers’ representatives.
A minority of Caister On Sea leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Caister On Sea leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord approving such alterations. Where you dont have the consents to hand you should not communicate with the landlord without contacting your conveyancer in the first instance. Many freeholders or Management Companies in Caister On Sea charge for providing management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management information sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Caister On Sea.

I own a 1st floor flat in Caister On Sea, conveyancing was carried out June 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Caister On Sea with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2094

You have 69 years remaining on your lease we estimate the premium for your lease extension 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 are not able to supply the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.