I can't travel far from Shipston on Stour. Can you please clarify why all Shipston on Stour conveyancers aren't included on all bank panels?

A decade ago most banks had an approach to risk which differs from the current day. The Financial Services Authority in 2010 instigated a thematic review into property fraud which concluded: know the lawyers on your panel. Accordingly, lenders have since looked to extract more data from law firms concerning their processes and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have found themselves excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the minimum volume of transactions the mortgage companies insisted on.

It is 10 years ago since I acquired my house in Shipston on Stour. Conveyancing solicitors have now been instructed on the sale but I can't locate my deeds. Is this a problem?

You need not be too concerned. First the deeds may be kept by your mortgage company or they could be archived with the conveyancers who oversaw the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Shipston on Stour relates to registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.

A friend advised me that where I am buying in Shipston on Stour I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Shipston on Stour conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Shipston on Stour around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Shipston on Stour Education with maps and statistics, Local Amenities and other useful data regarding Shipston on Stour.

I have todayfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Shipston on Stour for a purchase of a freehold house 9 months ago. How can I check that the property is registered correctly in the name of the previous owner?

The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shipston on Stour conveyancing specialists.

If all goes to plan we aim to complete the sale of our £300,000 maisonette in Shipston on Stour in 8 days. The management company has quoted £396 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Shipston on Stour?

Shipston on Stour conveyancing on leasehold apartments usually necessitates the purchaser’s lawyer sending questions for the landlord to answer. Although the landlord is not legally bound to answer such questions the majority will be content to do so. They are entitled to charge a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it exceeds £800. The administration charge required by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration fees, otherwise the charge is technically not due. Reality however dictates that one has little choice but to pay whatever is requested of you should you wish to complete the sale of your home.

I invested in buying a ground floor flat in Shipston on Stour, conveyancing having been completed 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Shipston on Stour with over 90 years remaining are worth £260,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2100

With 75 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs 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. Neither should you move forward based on this information before getting professional advice.