Am I correct in assuming that the fact that my conveyancer in Oadby is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are plenty of 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) 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 Oadby conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who did the conveyancing in Oadby 4 years ago no longer exist. Will I be able to sell the house?

Assuming you have a registered title the information relating to your ownership will be documented by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, find your property and secure up to date copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.

I'm buying a new build house in Oadby with the aid of help to buy. The builders refused to budge the price so I negotiated 6k of extras instead. The estate agent advised me not inform my conveyancer about the extras as it may put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Is it possible to switch conveyancer as I need to choose one who is on the conveyancing panel. I hired a family conveyancing solicitor in Oadby round the corner but he is not accepted by

We will our best to assist in finding you a conveyancing solicitor in Oadby on the panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Oadby. In making use of the find a conveyancing solicitor tool on this website, you can compare costs for conveyancing solicitors in Oadby and throughout England and Wales.

Back In 2007, I bought a leasehold house in Oadby. Conveyancing and mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Oadby who acted for me is not around. Do I pay?

First contact HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Oadby conveyancing firm to do this as you can do this on the Land Registry website 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.

Leasehold Conveyancing in Oadby - Examples of Questions you should consider before buying

The best form of lease structure is a share of the freehold. In this scenario the lessees benefit from control and although a managing agent is usually retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. What restrictions are contained in the Oadby Lease? Is anyone aware of any major works in the near future that could increase the service fees?