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

It would not be wise to jump to that conclusion. 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. If you are concerned you should contact the Chaddesley Corbett conveyancing firm and ask them why they are no longer on the approved list for your bank.

Please could you vouch for a Yorkshire Building Society sanctioned Chaddesley Corbett conveyancing firm finish our home move within 10 days? Am I best advised to unstruct a local Chaddesley Corbett solicitor or a factory type comparison site?

We can recommend some very good Chaddesley Corbett conveyancing firms. You can also walk up the main road in Chaddesley Corbett. Go in to some well established firms and ask to speak with a conveyancing solicitor for a quote. Explain your time frames together with your reasons and get an assurance on speed. Choose the lawyer that appears most efficient.

Should commercial conveyancing searches disclose impending roadworks that could affect a commercial premises in Chaddesley Corbett?

Its becoming the norm that commercial conveyancing solicitors in Chaddesley Corbett will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Chaddesley Corbett. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Chaddesley Corbett.

For every commercial conveyancing transaction in Chaddesley Corbett it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Chaddesley Corbett commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Chaddesley Corbett.

I am in need of some leasehold conveyancing in Chaddesley Corbett. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

If the lease is registered - and 99.9% are in Chaddesley Corbett - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a split level flat in Chaddesley Corbett, conveyancing having been completed 7 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Chaddesley Corbett with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease runs out on 21st October 2079

You have 54 years left to run the likely cost is going to span between £26,600 and £30,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

Living abroad I am unable to be present at my Chaddesley Corbett conveyancing solicitors office to execute documents connected to my conveyancing in Chaddesley Corbett – will this be an issue?

You need not be concerned. Chaddesley Corbett conveyancing solicitors can handle home moves for clients wider afield. It is not necessary for you to be able to attend a Chaddesley Corbett conveyancers office. They can deal with everything remotely from their Chaddesley Corbett premises.