Am I correct in assuming that the fact that my solicitor in Leyland is not listed on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?

It would be unwise to jump to that conclusion. There are plenty of plausible 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 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 contact the Leyland conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

I am the registered owner of a freehold premises in Leyland yet charged rent, why is this and what is this?

It is rare for properties in Leyland and has limited impact for conveyancing in Leyland but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

I happen to be the only beneficiary of my late father’s estate with all property in now in my sole name, including the house in Leyland. Conveyancing formalities meant that the Land Registry date was in . I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in . Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How sensible a view mortgage companies take of it, depend on the bank as this provision chiefly exists to identify subsales or the flipping of property.

I'm at the point of viewing houses in Leyland and I am now considering a potential offer. Is it wise to have a on ‘stand by’? I will be getting a home loan with .

It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are taking out a mortgage with , make sure you remember to check that your lawyer is on the conveyancing panel.

I have decided to exercise my right to buy my property in Leyland off the council. I have a mortgage agreed with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

Hoping to buy a property located in Leyland and I am already nervous. I couldn't find anything specific about Leyland. Conveyancing will be needed in due course but do you know about the Leyland area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Leyland. In the meantime here are some basic statistics that we found

I am looking for a conveyancing solicitor in Leyland for my remortgage. Is it possible to review a solicitor's complaints history with the legal regulator?

Members of the public may search for documented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training purposes.