Unfortunately I am unable to travel far from Stanmore. Please spell out why all Stanmore solicitors aren't automatically on all mortgage company panels?

As inequitable as it may appear for lenders to limit who can represent them, from the public’s or lawyer’s standpoint, the other side of the coin is that mortgage companies are increasingly anxious and feel it imperative to protect them against mortgage fraud. As a result of this concern banks have restricted their panel of approved conveyancing lawyers to a size that they are happy to control.

We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to instruct a Stanmore based conveyancing firm?

You should check but the the likelihood is that appoint one of their panel solicitors should you accept the "fee-free" incentive. Speak to the bank to check if they make available a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Stanmore.

I am purchasing a 4 bedroom semi-detached house in Stanmore. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve checks to ascertain if these works are allowed?

Your property lawyer will review the deeds as conveyancing in Stanmore can sometimes reveal restrictions in the title deeds which prohibit certain alterations or need the permission of another owner. Many extensions require local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

is it true that all Stanmore solicitor practices on the Leeds Building Society conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be regulated by the SRA. Some banks do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.

I had a mortgage agreed in principle with Nottingham. Stanmore conveyancing lawyers were instructed. How long does it take for Nottingham to forward the offer to the property lawyer?

Some lenders take longer than others. Have Nottingham done the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I used Action Conveyancing a few years past for my conveyancing in Stanmore. Now, I need my documents but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Stanmore of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My partner is purchasing a leasehold flat in Stanmore. Conveyancing estimates are coming in at around £two thousand. Is that in the right ballpark?

The average cost last year for conveyancing in Stanmore was £1,500 not including Stamp Duty and HM Land Registry fees.