Am I correct in assuming that the fact that my conveyancer in Weston super Mare is not on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 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) lack 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 contact the Weston super Mare conveyancing practice and ask them why they are no longer on the approved list for your bank.

I am considering applying for a Santander mortgage for purchase of a newly converted (under development) in Weston super Mare with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?

In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Weston super Mare?

Its becoming the norm that commercial conveyancing solicitors in Weston super Mare will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Weston super Mare. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Weston super Mare.

For every commercial conveyancing transaction in Weston super Mare it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Weston super Mare commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Weston super Mare.

My husband and I are 18 days into a residential purchase having been recommend to solicitors by the selling agent to perform conveyancing in Weston super Mare. I am am very dissatisfied with the quality of service. Could you help me find new conveyancers?

They would need to be really poor in order to consider changing them. Has the mortgage been generated? In the event that it has you must make them aware of the new lawyer and ensure the loan are issued to the new lawyers. Your new conveyancer should be on the banks panel to avoid supplemental costs and complications. So that should be your first question of the new conveyancers. Our search tool will assist you in finding a lender approved lawyer for your conveyancing in Weston super Mare

I have just started marketing my 2 bed flat in Weston super Mare. Conveyancing solicitors are to be appointed soon, however I have recently had a half-yearly service charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should pay the service charge as usual as all rents and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I purchased a studio flat in Weston super Mare, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar properties in Weston super Mare with over 90 years remaining are worth £195,000. The ground rent is £45 yearly. The lease ends on 21st October 2088

With just 63 years left to run we estimate the price of your lease extension to range between £16,200 and £18,600 plus 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 renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.