We wanted to use a property lawyer in Penn and Ettingshall for our house move. Our financial adviser informed us that our bank won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies ordinarily imposes restrictions either the category or the amount of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must have two or more partners. As well as restricting the type of firm, some have limited the number of solicitor practices they use to act for them. You should note that have no responsibility for the quality of advice provided by any member of Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there are mixed opinions regarding the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near Penn and Ettingshall only carry out a couple conveyances per annum.

My bid for a property was accepted at auction in Penn and Ettingshall. Conveyancing is required. What happens now?

Having legally committed yourself to purchase you will need to instruct a conveyancing practitioner as a matter of urgency as you now have a pending a fixed date to complete the property. An auction property should have a bespoke legal pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to pass this on to the conveyancer working for you ASAP. You also need to ensure that you have funds in place to complete the transaction on the set completion date.

Can you point me to a directory of panel solicitors in Penn and Ettingshall on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lending institutions make their panel listings open the public over the internet. If you are looking for a Penn and Ettingshall on the please use our tool.

Is it the case that all Penn and Ettingshall conveyancing solicitors on the conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.

It has been five months since my purchase conveyancing in Penn and Ettingshall completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

As co-executor for the will of my aunt I am selling a house in Newport but live in Penn and Ettingshall. My conveyancer (based 250 kilometers awayhas requested that I execute a stat dec prior to completion. Could you suggest a conveyancing practitioner in Penn and Ettingshall who can witness this legal document for me?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Penn and Ettingshall based

I wish to sublet my leasehold apartment in Penn and Ettingshall. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A lease dictates relations between the freeholder and you the flat owner; specifically, it will say if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Penn and Ettingshall do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

I inherited a basement flat in Penn and Ettingshall, conveyancing having been completed in 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Penn and Ettingshall with an extended lease are worth £165,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 50

With only 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.