Is the fact that my solicitor in Thrapston is not listed on my lender's solicitor panel that there is a problem with the quality of her work?

That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Thrapston conveyancing practice and ask them why they are no longer on the approved list for your lender.

I have given 2 months notice to my current landlord and must leave my rented apartment in Thrapston by the end of next month. Conveyancing for my house purchase is progressing. Is it possible to complete in six weeks as I wish to avoid having to move into temporary accommodation?

Generally one should not serve notice for your tenancy until you have exchanged. If you have not already done so, notify to your lawyer and urge them to they apply pressure on the owners side, try to an agreed time frame that everyone will aim to achieve

Will my conveyancing lawyers need to check that the building insurance when buying a house in Thrapston. My lender is Nationwide Building Society

Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 1/3/2025, the requirements read as follows :

How does conveyancing in Thrapston differ for new build properties?

Most buyers of new build residence in Thrapston come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Thrapston typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Thrapston or who has acted in the same development.

Can you offer any advice when it comes to choosing a Thrapston conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Thrapston conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Thrapston conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

How familiar is the practice with lease extension legislation?

I bought a split level flat in Thrapston, conveyancing was carried out in 2002. Can you work out an approximate cost of a lease extension? Comparable properties in Thrapston with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease comes to an end on 21st October 2084

With just 59 years unexpired we estimate the premium for your lease extension to be between £20,900 and £24,200 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.