Is the fact that my solicitor in Buckingham is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?

That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Should you be concerned you should contact the Buckingham conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

There are plenty of conveyancing solicitors in Buckingham but how do I know who I should use?

It would be unwise to be seduced by the cheapest Buckingham conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

I just acquired a house at auction in Buckingham. Conveyancing is necessary. What is next?

Having exchanged you will need to instruct a conveyancing practitioner quickly as you now have a pending a drop dead date to complete the purchase. Every auction property should have a corresponding auction pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to give this to the solicitor instructed by you as soon as possible. Do make sure that that you have the requisite funding in place to complete on the on the contractual date .

I was told two weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Buckingham is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

Due to the input of my in-laws I had a survey completed on a property in Buckingham before retaining lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend not give a loan on a flying freehold house.

It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Buckingham. Conveyancing will be smoother if you use a solicitor in Buckingham especially if they regularly deal with such properties in Buckingham.

In my capacity as executor for the will of my uncle I am disposing of a residence in Monmouth but reside in Buckingham. My solicitor (based 235 kilometers awayhas requested that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Buckingham to attest and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Buckingham based

Completion is due on the sale of our £200,000 flat in Buckingham next week. The managing agents has quoted £384 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Buckingham?

Buckingham conveyancing on leasehold apartments often necessitates the purchaser’s lawyer submitting questions for the landlord to address. Although the landlord is not legally bound to respond to these enquiries most will be willing to assist. They are at liberty to charge a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some cases it is above £800. The management information fee demanded by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, otherwise the charge is not strictly payable. Reality however dictates that one has no choice but to pay whatever is requested of you should you wish to sell the property.

I invested in buying a basement flat in Buckingham, conveyancing formalities finalised July 2000. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Buckingham with an extended lease are worth £227,000. The ground rent is £50 yearly. The lease finishes on 21st October 2098

You have 72 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other 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 placing reliance on this information without first getting professional advice.