Am I correct in assuming that the fact that my solicitor in Garston is not on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?

That would most likely be a wrong assumption to make. There are plenty of 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) lack of transactions (2) the lawyer 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 Garston conveyancing firm and enquire why they are no longer on the approved list for your bank.

Would the conveyancing practitioners that you recommend handle auction conveyancing in Garston?

We know of a number of niche solicitors we can connect you with those specialising in auction conveyancing. Garston is just one of the many areas of in which our lawyers have offices.

Is it best to choose a Garston conveyancing lawyer based in the vicinity that I am buying? I have an old university friend who can perform the conveyancing but her office is 400kilometers drive away.

The primary upside of using a high street Garston conveyancing firm is that you can visit the firm to execute documents, deliver your ID and pester them if necessary. Having local Garston know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were content that should trump using an unknown Garston conveyancing solicitor solely due to them being Garston based.

What are the common defects that you witness in leases for Garston properties?

Leasehold conveyancing in Garston is not unique. All leases are drafted differently and drafting errors can result in certain provisions are not included. The following missing provisions could result in a defective lease:

Insurance obligations

You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Chelsea Building Society, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to pull out.

I own a 1 bedroom flat in Garston, conveyancing was carried out March 2007. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Garston with a long lease are worth £197,000. The ground rent is £55 invoiced every year. The lease terminates on 21st October 2079

With only 55 years left to run we estimate the premium for your lease extension to span between £31,400 and £36,200 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 extending a lease, but we cannot give you 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 should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

Is there a reason that Garston conveyancing costs are higher for leasehold and freehold properties?

There is always more work needed for leasehold conveyancing. Garston has many leasehold properties. There is more time involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.