Am I correct in assuming that the fact that my conveyancer in Mildmay is not on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?

That is most likely a wrong 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 top 5 reasons are as follows: (1) low volume 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 Mildmay conveyancing firm and enquire why they are no longer on the approved list for your bank.

I am looking to buy a property and need a conveyancing solicitor in Mildmay who is on the Britannia approved. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Britannia in certain locations such as Mildmay. We dont recommend any particular firm.

Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in Mildmay?

Many commercial conveyancing solicitors in Mildmay will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Mildmay. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Mildmay.

For every commercial conveyancing transaction in Mildmay it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Mildmay commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Mildmay.

I am 17 days into a residential purchase having been directed to conveyancers by the selling agent to handle our conveyancing in Mildmay. I am not happy. Can you you assist me in finding new solicitors?

A lawyer would have to be very bad in order to consider changing them. Has the mortgage offer been generated? In the event that it has you need to inform them of the new contact details and get the loan are issued to the new lawyers. The solicitor ideally should be on the lenders panel to avoid added expenses and delays. So that should be your first question of the new conveyancers. The search tool can help you find a lender approved conveyancer for your conveyancing in Mildmay

I have recently realised that I have Sixty One years remaining on my flat in Mildmay. I now wish to extend my lease but my freeholder is missing. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the landlord. In some cases a specialist should be useful to conduct investigations and prepare a report which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Mildmay.

I am the registered owner of a basement flat in Mildmay, conveyancing formalities finalised in 2011. How much will my lease extension cost? Similar flats in Mildmay with a long lease are worth £176,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2106

You have 80 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.