Is the fact that my solicitor in Green Street Green is not on my bank's conveyancing panel that there is a problem with the standard of her work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. If you are concerned you should simply call the Green Street Green conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

I am helping my step-mother sell her flat in Green Street Green. Will the conveyancing solicitor arrange an energy performance certificate or it is for the owner to coordinate?

Following the demise of Home Information Packs, EPC’s became a compulsory part of moving property. An energy assessment should be to hand in advance of the property being placed on the market. This is not a task that solicitors normally organise. Where you are using a Green Street Green conveyancing practitioner they may be able to arrange energy assessments given their relationships with reputable Green Street Green providers

Is there a list of Virgin Money panel conveyancers in Green Street Green on the Building Society Association’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings open the public on the web. Where you are looking for a Green Street Green property lawyer on the Virgin Money please use our facility.

I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Green Street Green solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Green Street Green surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I have recentlybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Green Street Green for a purchase of a freehold house 10 months ago. How can I be sure that my home is in my name in the name of the previous owner?

The easiest method to see if the property is in your name, you can make 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 Green Street Green conveyancing specialists.

Due to the input of my in-laws I had a survey completed on a property in Green Street Green in advance of appointing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some lenders tend not issue a loan on a flying freehold home.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Green Street Green. Conveyancing will be smoother if you use a solicitor in Green Street Green especially if they are acquainted with such properties in Green Street Green.

Expecting to sign contracts shortly on a garden flat in Green Street Green. Conveyancing solicitors inform me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Green Street Green should include some of the following:

The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. if lease caters for for a reserve fund for major works? Setting out your rights in relation to common areas in the building.For instance, does the lease include a right of way over an accessway or staircase? The total extent of the premises. This will be the apartment itself but could also include a loft or basement if appropriate. Repair and maintenance of the premises

After months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Green Street Green. Can we issue an application to the Residential Property Tribunal Service?

Where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the premium.

An example of a Lease Extension matter before the tribunal for a Green Street Green property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term was 50.57 years.