Is the fact that my solicitor in Wigston is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?

That would most likely be an incorrect assumption to make. 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 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. Should you be concerned you should contact the Wigston conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Wigston?

Two types of professional can conduct conveyancing in Wigston namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that you need to complete the disposal or acquisition of property. They are both duty bound to perform Wigston conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that all requirements and steps will be accurately followed.

Last month we had a mortgage agreed in principle with Principality. Wigston conveyancing lawyers are chosen. What is the average time that one could expect to receive a mortgage offer from Principality?

There is no definitive answer here. Have Principality done the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

My wife and I are spending time viewing flats in Wigston and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this point? I will be getting a home loan with Santander.

You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are seeking a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.

My colleague recommended that if I am buying in Wigston I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes quoted for as part of the standard Wigston conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Wigston around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Wigston Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Wigston.

Have purchased a a terraced house in Wigston , how long will it take for the Land Registry to record the transfer to my name? My Wigston conveyancing solicitor has been painfully slow, so I want to be sure the post completion formalities are addressed.

There is nothing unique when it comes to conveyancing in Wigston registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd parties. As of today approximately 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive delays. Historically registration occurs once the new owner is living at the property thus registration formalities is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers should speak with the land registry and explain the circumstances.

My wife and I purchased a leasehold flat in Wigston. Conveyancing and The Mortgage Works mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Wigston who previously acted has now retired. What should I do?

First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to instruct a Wigston conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I purchased a 2 bed flat in Wigston, conveyancing formalities finalised 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Wigston with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2100

With 74 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt 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 take any other action based on this information without first seeking the advice of a professional.