Am I correct in assuming that the fact that my conveyancer in Park Hill is not on my bank's conveyancing panel that there is a problem with the quality of her work?

It would not be wise to jump to that conclusion. There are plenty of reasonable 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) lack 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 Park Hill conveyancing practice and ask them why they are no longer on the approved list for your lender.

Are you able to vouch for a National Westminster Bank sanctioned Park Hill conveyancing solicitor finish our home move within 28 days? Would it be better to use a local Park Hill solicitor or a web based comparison site?

We can recommend some very good Park Hill conveyancing firms. Another option is to visit the high street in Park Hill. Visit two or three law practices and ask to see a conveyancing solicitor for a costs illustration. Explain your expectations together with the reasons and ask for a commitment on speed. Choose the lawyer that genuine.

I just bought a flat at auction in Park Hill. Conveyancing is necessary. What are my next steps?

Given that you are now exchanged you should find a conveyancing practitioner as a matter of priority as you will have a fast approaching a fixed date to complete the deal. Every auction property should have a corresponding auction pack. This should include evidence of title and search results. In the case of leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You must give this to your appointed conveyancing solicitor ASAP. Do make sure that your finances are in order to complete the transaction on the set completion date.

I am expecting a AIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Park Hill solicitors on the Barclays conveyancing panel, or is it better to go independently?

You will need to appoint Park Hill solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

The formalities of my remortgage has taken place for my property in Park Hill. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

How does conveyancing in Park Hill differ for new build properties?

Most buyers of new build or newly converted property in Park Hill come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Park Hill tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Park Hill or who has acted in the same development.

I am hoping to exchange soon on a basement flat in Park Hill. Conveyancing lawyers assured me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

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

Ground rent - how much and what the invoice dates are, and be on notice if this will change in the future Who has the liability for repairing the window frames You should have a good understanding of the insurance obligations Are pets allowed in the flat? Details of the parties to the lease, e.g. these could be the (you), head lessor, landlord

I acquired a 1 bedroom flat in Park Hill, conveyancing having been completed 10 years ago. How much will my lease extension cost? Corresponding properties in Park Hill with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 2087

You have 62 years left to run we estimate the premium for your lease extension to span between £17,100 and £19,800 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.