Is it the case that all Darnall solicitor practices on the Nottingham conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be overseen by the SRA. Many banks do allow licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.

I am buying a property in Darnall. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Skipton your lawyer must follow the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Skipton where a lease fails to satisfy these conditions. The specifications relate to the installation of panels on properties nationwide and is not limited to Darnall.

I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being problematic. The Darnall solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Just had an offer accepted on a new build flat in Darnall. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Darnall

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

How do I search for a Darnall law firm on the Birmingham Midshires conveyancing panel? I have wheels and am happy to travel upto 10miles to meet the solicitor.

You can use the tool on this page. Please choose the lender and your location and you will see a number of Darnall conveyancing lawyers based on proximity. We have listed some Darnall conveyancing firms at the bottom of this page and you can ring them to check if they are on the Birmingham Midshires panel

Can you offer any advice when it comes to appointing a Darnall conveyancing firm to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Darnall conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Darnall conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

How familiar is the firm with lease extension legislation? What are the costs for lease extension work?

I purchased a 1 bedroom flat in Darnall, conveyancing having been completed 3 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Darnall with a long lease are worth £201,000. The ground rent is £45 yearly. The lease ends on 21st October 2091

With just 65 years unexpired the likely cost is going to range between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

My cousin is purchasing a basement flat in Darnall. He was given a quote by the conveyancing practitioner connected to the estate agents and it came to £1245 . It was seven years ago since I sold and bought a home and it cost was £440. Have charges really increased to that extent?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Darnall searches, land registry fees, etc)