Am I correct in assuming that the fact that my solicitor in Much Wenlock is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?

That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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. Should you be concerned you should simply call the Much Wenlock conveyancing firm and enquire why they are no longer on the approved list for your lender.

I'm the sole beneficiary of my late mum's will and I have everything in my name alone, including the house in Much Wenlock. The Much Wenlock property was put into my name in January. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be considered the same way as though I had purchased the property in January. Is the property unsalable for six months?

The CML handbook obliges 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 impacted by that. many lenders would take a sensible view as this obligation primarily exists to identify the purchase and immediately sell or the flipping of properties.

Can you point me to a directory of Nationwide panel solicitors in Much Wenlock on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings viewable online. Where you are seeking to appoint a Much Wenlock conveyancing practitioner on the Nationwide please make the most of our tool.

Completion of my remortgage has taken place for my property in Much Wenlock. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who conducted the conveyancing in Much Wenlock 10 years ago no longer exist. What do I do?

As long as you have a registered title the details of your proprietorship will be recorded by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, identify your house and get up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be obtained for a small fee.

I'm purchasing my first flat in Much Wenlock benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not inform my conveyancer about this side-deal as it will jeopardize my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am attracted to a two flats in Much Wenlock which have about forty five years left on the lease term. Do I need to be concerned?

A lease is a legal document that entitles you to use the premises for a prescribed time frame. As a lease shortens the value of the lease deteriorates and it becomes more costly to acquire a lease extension. This is why it is generally wise to increase the term of the lease. It is often difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease extension can be a protracted process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this arena.

I bought a split level flat in Much Wenlock, conveyancing having been completed in 2007. How much will my lease extension cost? Corresponding flats in Much Wenlock with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2076

You have 50 years remaining on your lease the likely cost is going to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.