Am I correct in assuming that the fact that my solicitor in Castleton and Blacktown is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s conveyancing?

That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible 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 top 5 reasons are as follows: (1) low volume 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 simply call the Castleton and Blacktown conveyancing firm and enquire why they are no longer on the approved list for your lender.

I am acquiring a property without a mortgage in Castleton and Blacktown. I have resided for the last Seventeen years in Castleton and Blacktown. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a mortgage, then all but one or two of the Castleton and Blacktown conveyancing searches are optional. Your solicitor will ’encourage you, perhaps strongly, that you should have searches completed, but he has a professional duty to do this. One thing to take into account; if you are intend to sell the house in the future, it will likely be be of relevance to your future purchaser what the searches determine. On occasion properties with functional issues can still reveal detrimental search results. A competent conveyancing solicitor in Castleton and Blacktown will provide you some constructive guidance concerning this.

I am looking for a ground for flat up to £305k and found one round the corner in Castleton and Blacktown I like with open areas and railway links in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Castleton and Blacktown suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan that many years will likely be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

I need to find a conveyancing solicitor for sale conveyancing in Castleton and Blacktown. I've discover a web site which looks to be the perfect solution If it is possible to get all formalities completed via email that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am short of a 10% deposit on my flat purchase in Castleton and Blacktown , but I am anxious proceed. Do I have options?

One option is to try and agree a lower deposit. Most property owners will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment