Am I correct in assuming that the fact that my conveyancer in Frampton on Severn is not on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?

That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% 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 simply call the Frampton on Severn conveyancing practice and enquire why they are no longer on the approved list for your lender.

I had intended to instruct a property lawyer in Frampton on Severn for our house purchase. Our broker informed us that our mortgage lenders Halifax won't deal with them. Surely this is unfair competition?

Banks tend to imposes restrictions either the category or the amount of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the type of firm, a few lenders have limited the number of firms they use to represent them. Be aware that Halifax have no responsibility for the quality of advice provided by any member of Halifax Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there are mixed opinions concerning the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that hundreds of law firms, including some in or near Frampton on Severn only conduct very few conveyances per annum.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Frampton on Severn?

There are many registered licenced Conveyancers in Frampton on Severn and Solicitor partnerships in Frampton on Severn who can assist with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We are getting a further advance on our home loan from Co-operative as we want to carry out improvements to our home in Frampton on Severn. Do we need to select a high street Frampton on Severn solicitor on the Co-operative conveyancing panel to handle the legals?

Co-operative do not ordinarily instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.

Planning on purchasing a flat in Frampton on Severn. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Frampton on Severn conveyancer is on the Lloyds conveyancing panel.

Do you have any advice for leasehold conveyancing in Frampton on Severn from the perspective of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Frampton on Severn can be avoided if you instruct lawyers the minute you market your property and ask them to collate the leasehold information which will be required by the purchasers’ conveyancers.
If there is a history of conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be warry about purchasing a property where a dispute is unsettled. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. 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 buyers, but it is better to reveal the dispute as historic as opposed to ongoing. Some Frampton on Severn leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying 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 service charge figures so that they can pass this information on to the buyers or their solicitors. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Most leases in Frampton on Severn state that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord approving such works. Where you fail to have the approvals to hand do not contact the landlord without checking with your conveyancer in advance. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this via your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to where the remaining number of years is less than 80 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

I purchased a garden flat in Frampton on Severn, conveyancing was carried out April 2010. Can you work out an approximate cost of a lease extension? Corresponding properties in Frampton on Severn with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ceases on 21st October 2082

With only 58 years left to run the likely cost is going to be between £23,800 and £27,400 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure 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 clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

Been looking for a lawyer for leasehold sale conveyancing in Frampton on Severn. We are selling, simple no mortgage to pay off, no hurry, no onward purchase. Had an estimate from a conveyancing practitioner for nine hundred pounds excluding VAT which is a tad high given that its so straightforward. Is it possible to find less expensive fees for conveyancing in Frampton on Severn?

Considering it’s a sale only, 475 + VAT would be about the lowest for a Frampton on Severn solicitor firm.