Is the fact that my solicitor in Whitchurch is not on my lender's conveyancing 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 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 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 Whitchurch conveyancing firm and enquire why they are no longer on the approved list for your bank.

Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who did the conveyancing in Whitchurch 4 years ago are no longer around. Will I be able to sell the house?

Gone are the days when you need to hold title official documentation to evidence that you own the land or property, as the Land Registry hold details of all registered land or property electronically.

How does conveyancing in Whitchurch differ for new build properties?

Most buyers of new build residence in Whitchurch approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is built. This is because new home sellers in Whitchurch usually purchase the land, 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 conveyancing solicitors 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 Whitchurch or who has acted in the same development.

Due to the input of my in-laws I had a survey completed on a house in Whitchurch prior to appointing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will not grant a mortgage on this type of home.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Whitchurch. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Whitchurch to see if the conveyancing will be more expensive.

I acquired a 2 bed flat in Whitchurch, conveyancing formalities finalised 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Whitchurch with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 50

You have 50 years left to run the likely cost is going to range between £36,100 and £41,800 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 renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.