Is the fact that my conveyancer in Braunstone is not identified on my lender's solicitor panel that there is a problem with the standard of his conveyancing?

That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% 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 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 Braunstone conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

I am need of leasehold conveyancing for an apartment in a relatively new development (five years old) in Braunstone. 95% of the flats are already occupied. Do I need carry out the local searches as part of conveyancing in Braunstone?

You would be taking a significant risk in refusing to carrying out Braunstone conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that your conveyancer conducts them. If accelerating the process and expenses are top of your issues you should consider with your lawyer about the options such as contingency insurance available to you

Should lawyers request money up-front for my conveyancing in Braunstone?

Where you are retaining lawyers for conveyancing in Braunstone your solicitor will request that you put them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the sale price then this will be asked for shortly in advance of contracts are exchanged. The closing balance that is due should be sent to your lawyer shortly before completion.

I am looking for a flat up to £245,000 and found one round the corner in Braunstone I like with a park and transport links in the vicinity, the downside is that it's only got 51 years on the lease. I can't really find anything else in Braunstone in this price bracket, so just wondered if I would be making a mistake buying a short lease?

If you require a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

Is planning permission required to split a single dwelling into a couple of flats in Braunstone? This has taken place to a house adjacent to my house in Braunstone and was ignorant of the conversion until it was done.

Planning Consent yes. Building Regulations yes.