Are the BSA planning on creating a online directory to list solicitors on the Loughborough BS conveyancing panel for instance in Grappenhall?

We are not aware of any plans on the part of the BSA to promote such a register.

I am the only beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Grappenhall. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my property ownership could be considered the same way as if I'd bought the property in November. Do I have to wait half a year to sell?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view mortgage companies take of it, depend on the bank as this clause chiefly exists to pick up on the purchase and immediately sell or the flipping of properties.

is it true that all Grappenhall conveyancing solicitors on the Skipton conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Skipton conveyancing panel they would need to be overseen by the SRA. Some mortgage companies do allow licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.

We are getting the release of further funds on our home loan from Lloyds as we intend to carry out a loft conversion to our house in Grappenhall. Do we need to appoint a nearby Grappenhall solicitor on the Lloyds conveyancing panel to handle the paperwork?

Lloyds would not normally require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.

I have been told that property searches are the main cause of obstruction in Grappenhall house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Grappenhall.

My wife and I have a renovated Edwardian property in Grappenhall. Conveyancing solicitor represented me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Grappenhall and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing practitioner who conducted the purchase.

I am hoping to exchange soon on a studio apartment in Grappenhall. Conveyancing solicitors assured me that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Grappenhall should include some of the following:

Changes to the premises The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You would want to receive a copy of the lease It needs to be made clear to you if the lease allows you to alter or upgrade aspects of the property- you must know whether it applies to all alterations or just structural alteration, and whether consent is mandated necessary specifics of the parties to the lease, for instance these could be the lessee, superior lessor, landlord

I am the registered owner of a 1 bedroom flat in Grappenhall, conveyancing was carried out 10 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Grappenhall with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2097

With 72 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.