Am I correct in assuming that the fact that my conveyancer in Friday Hill is not on my bank's solicitor panel that there is a problem with the quality of the firm’s 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 indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 simply call the Friday Hill conveyancing firm and enquire why they are no longer on the approved list for your bank.

Do the Building Society Association intend to launch a searchable register to to identify practices on the Earl Shilton BS conveyancing panel for example in Friday Hill?

Lexsure has not been advised of any plans on the part of the BSA to develop such a register.

My solicitor has informed me that lack of right of way insurance is necessary on my purchase. What is the level of cover for Friday Hill conveyancing?

The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such insurances.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Friday Hill conveyancer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Friday Hill is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who did the conveyancing in Friday Hill 5 years ago are no longer around. What do I do?

Assuming you have a registered title the details of your ownership will be held by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, locate your house and secure current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be obtained for a small fee.

I am using a search engine for the phrase on line conveyancing in Friday Hill it shows results of numerous conveyancersin the vicinity. With so much choice what is the best way to find the right property lawyer for purchase transaction?

The preferential method of seeking the right conveyancer is through a personal testimonial, so ask friends and those you trust who have acquired a property in Friday Hill or a local estate agent or financial adviser. Costs for conveyancing in Friday Hill differ, so it's a good idea to secure at least four fee estimates from different solicitors. Make sure that you know that the fees are fixed.