Is the fact that my solicitor in Lightwater is not on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?

That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. Where you are concerned you should contact the Lightwater conveyancing firm and enquire why they are no longer on the approved list for your lender.

I am the sole recipient of my late mum's will and I have everything in my name now, including the my former home in Lightwater. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I understand that there is a CML 6 month 'rule', which means that my property ownership may be treated the same way as if I'd bought the house in October. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many banks would take a pragmatic view as this provision is principally there to identify the purchase and immediately sell or the quick reselling of properties.

I am expecting a OIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Lightwater solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Lightwater solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

The formalities of my remortgage has taken place for my property in Lightwater. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I'm buying a new build house in Lightwater with a mortgage from Platform Home Loans Ltd. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my solicitor about this side-deal as it could jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What makes your site different to other internet conveyancing solicitors when it comes to conveyancing in Lightwater?

At this site get an accurate quote from a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Lightwater. As opposed to estate agents and many comparison sites we do not have referral deals with solicitors. Many agents and online brokers 'recommend' solicitors who pay the highest per referral, not the best value conveyancing in Lightwater

I only have Fifty years remaining on my flat in Lightwater. I now want to extend my lease but my landlord is absent. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to track down the landlord. For most situations an enquiry agent should be useful to conduct investigations and to produce an expert document to be used as proof that the landlord can not be located. It is wise to seek advice from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Lightwater.

I invested in buying a 1 bedroom flat in Lightwater, conveyancing formalities finalised in 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Lightwater with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ceases on 21st October 2087

With 63 years unexpired we estimate the price of your lease extension to be between £16,200 and £18,600 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 due diligence. Do not use the figures 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 should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.