I have just been advised by my broker that my Lakenham solicitor is not on the lender Conveyancing panel. What can I do to be certain that this is indeed the case?

The first thing you need to do is to contact your Lakenham conveyancer. You lawyer should notify you what has happened. If they are not on the panel they may be able to suggest a Lakenham conveyancing practice that is on the approved list of lawyers for your lender.

How simple is it to use the search tool to choose a conveyancing practitioner in Lakenham on the authorised to act for my bank?

Step one is to choose a mortgage company such as Santander, Coventry Building Society or Alliance & Leicester then type in your location a common one being Lakenham. Conveyancing firms in Lakenham and beyond will then be identified.

We are 18 days into a residential purchase having been directed to conveyancers by the local agent to execute conveyancing in Lakenham. I am not happy. Could you you assist me in finding new conveyancers?

A solicitor would have to be very bad in order to consider replacing them. Has your loan offer been generated? In the event that it has you must inform them of the new lawyer and have the loan are re-issued. Your new conveyancer should be on the banks approved list to avoid escalating expenses and delays. So that should be your starting point. Our search tool will assist you in finding a lender approved solicitor for your conveyancing in Lakenham

I am tempted by the attractive purchase price for a two maisonettes in Lakenham which have about forty five years left on the leases. Will this present a problem?

A lease is a legal document that entitles you to use the premises for a period of time. As a lease shortens the value of the lease decreases and it becomes more costly to extend the lease. For this reason it is generally wise to extend the lease term. More often than not it is difficulties arise selling premises with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We recommend you seek professional help from a solicitor and surveyor with experience in this area.

I purchased a 1 bedroom flat in Lakenham, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Lakenham with an extended lease are worth £176,000. The ground rent is £50 yearly. The lease ends on 21st October 2074

With just 50 years left to run we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.

My wife and I have appointed a Lakenham conveyancing solicitor for our home move (FTB’s) and have spotted in the engagement letter that they are not overseen by the Financial Conduct Authority. Need I be worried or is that the norm with solicitor?

We can't see why they should be. Most conveyancer don't lend money. You should check that they are regulated by the SRA, who have specific rules in place on monies sitting in their bank.