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

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a 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 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 simply call the Buckinghamshire conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Our lender has recommended solicitors on their panel based in Buckinghamshire but I would rather choose a conveyancing lawyer in Buckinghamshire or nearer to where I live. Are you able to help?

It is by no means the case that all Buckinghamshire conveyancing practices are on all banks conveyancing panel. Please make the most of the above search tool to locate a Buckinghamshire conveyancing conveyancer on the on the lender panel.

I completed on my house on 7 January and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Buckinghamshire advises it should be recorded in a couple of weeks. Are titles in Buckinghamshire uniquely lengthy to register?

There is nothing unique about conveyancing in Buckinghamshire registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and whether the Land registry must send notices to any other persons or bodies. Currently in the region of three quarters of such applications are completed within 12 days but some can be subject to extensive delays. Registration takes place once the new owner has moved in to the property so an expedited registration is not typically primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer should contact the land registry and explain the circumstances.

How does conveyancing in Buckinghamshire differ for newly converted properties?

Most buyers of new build property in Buckinghamshire approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Buckinghamshire usually buy 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 Buckinghamshire or who has acted in the same development.

I am looking at a two flats in Buckinghamshire both have about forty five years remaining on the lease term. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold apartment in Buckinghamshire is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the salability of the premises. For most purchasers and banks, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Buckinghamshire conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I bought a studio flat in Buckinghamshire, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Buckinghamshire with an extended lease are worth £180,000. The ground rent is £65 charged once a year. The lease ends on 21st October 2083

You have 58 years unexpired the likely cost is going to span between £21,900 and £25,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.