It is a dozen years since I bought my property in Wollaton. Conveyancing lawyers have now been retained on the sale but I can't locate the title documents. Will this jeopardise the sale?

You need not be too concerned. First there is a possibility that the deeds will be with your lender or they could be in the possession of the solicitor who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Wollaton relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.

Is it the case that all Wollaton solicitor practices on the Coventry BS conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Coventry BS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Wollaton solicitor on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

I am due to exchange contracts on my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being problematic. The Wollaton solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.

I have justdiscovered that Stirling Law have closed. They conducted my conveyancing in Wollaton for a purchase of a leasehold flat 12 months ago. How can I check that the property is in my name in the name of the previous owner?

The quickest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wollaton conveyancing specialists.

I am one month into a leasehold purchase having been directed to solicitors by the high street agent to perform conveyancing in Wollaton. We are not happy. Could you you assist me in finding new conveyancers?

A solicitor would need to be really bad in order to consider changing them. Has the mortgage offer been sent? If so you need to make them aware of the replacement lawyer and get the loan are re-sent. The solicitor ideally should be on the mortgage company approved list to avoid added charges and delays. That should be your starting point. The find a solicitor tool can assist you in finding a lender approved conveyancer for your home move in Wollaton

What are your top tips when it comes to appointing a Wollaton conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Wollaton conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Wollaton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

How many lease extensions have they carried out in Wollaton in the last year?

Wollaton Leasehold Conveyancing - A selection of Queries Prior to buying

The prefered form of lease structure is if the freehold title is owned by the leaseholders. In this situation the tenants benefit from being in charge if their destiny and even though a managing agent is usually retained where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. How is the lease structured? Does this lease have in excess of 90 years left?