It has come to my attention via my broker that my Mere lawyer is not on the bank Solicitor panel. What can I do to be sure that this is correct?

The first thing you need to do is to contact your Mere conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

I am looking to buy a flat and require a conveyancing solicitor in Mere who is on the Chelsea Building Society approved. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Chelsea Building Society in certain locations such as Mere. We dont recommend any particular firm.

Is it simple use the search tool to get a costs illustration from a conveyancing practitioner in Mere on the panel for my mortgage?

Step one is to pick a mortgage company such as HSBC Bank, Barnsley Building Society or Godiva Mortgages Ltd then type in your preferred area a common one being Mere. Conveyancing firms in Mere and nationally will then be shown.

I need to instruct a conveyancing solicitor in Mere for my purchase. Is it possible to review a firm’s complaints history with the legal regulator?

Members of the public can review published Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.

Can you provide any top tips for leasehold conveyancing in Mere with the purpose of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Mere can be bypassed where you get in touch lawyers the minute you market your property and ask them to collate the leasehold information which will be required by the purchasers’ solicitors.
You may think that you are aware of the number of years remaining on your lease but you should verify this via your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to where the lease term is below 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share certificate. Organising a duplicate share certificate is often a time consuming process and slows down many a Mere conveyancing transaction. If a new share is necessary, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible. Some Mere leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual 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 actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. Many freeholders or managing agents in Mere levy fees for providing management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Mere.

I acquired a studio flat in Mere, conveyancing formalities finalised in 2011. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Mere with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2089

With just 65 years left to run we estimate the price of your lease extension to be between £13,300 and £15,400 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.