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

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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) 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. Where you are concerned you should simply call the Lifton conveyancing firm and enquire why they are no longer on the approved list for your bank.

Do the conveyancing lawyers that are recommend execute auction conveyancing in Lifton?

There are a number of auction lawyers we can connect you with those who can conduct auction conveyancing. Lifton is just one of our locations where our lawyers are based.

I decided to have a survey completed on a house in Lifton ahead of instructing solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some lenders will refuse to issue a mortgage on this type of property.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Lifton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lifton to see if the conveyancing will be more expensive.

In relation to leasehold conveyancing in Lifton what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Lifton. Most leases are drafted differently and drafting errors can sometimes mean that certain clauses are wrong. The following missing provisions could result in a defective lease:

A provision to repair to or maintain parts of the property

You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Norwich and Peterborough Building Society, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the buyer to pull out.

I am the registered owner of a ground floor flat in Lifton, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Lifton with over 90 years remaining are worth £180,000. The ground rent is £65 yearly. The lease ends on 21st October 2084

You have 59 years remaining on your lease the likely cost is going to be between £20,900 and £24,200 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

Can you set examples of compelling advantages to choosing a local conveyancer in Lifton

Lots of house movers in Lifton prefer a local conveyancer so that they can pop into the lawyer’s offices if they have questions, and to collect documents rather than relying on the Royal Mail.

There is a marginal edge in using a solicitor nearby to the property you are buying, due to the familiarity of the region and potential local concerns - yet this is moot. Most conveyancers are now online and could be anywhere in the world.