Am I correct in assuming that the fact that my conveyancer in Wooler is not identified on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% 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 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 Wooler conveyancing firm and ask them why they are no longer on the approved list for your bank.

Completed the sale of my flat in Wooler last November yet the purchaser is e-mailing every few hours to say their conveyancer is waiting to hear from mysolicitor. What should have happened now that I have sold?

After completion of your sale your solicitor should forward the transfer deeds and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor should also evidence that the legal charge in favour of the lender has been redeemed to the purchasers solicitors. There are no post completion steps just for conveyancing in Wooler.

What happens if my lawyer’s firm is removed from the HSBC Solicitor panel ahead of completing my conveyancing in Wooler?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Wooler? or I am told that there is historic law that could mean that homeowners living in a parish church boundary will be compelled to contribute towards maintenance towards the chancel in proximity to the church. Is this suitable for conveyancing in Wooler?

Unless a prior acquisition of the premises took place after 12 October 2013 you may expect lawyers handling conveyancing in Wooler to remain recommending a chancel search and or insurance against a claim.

Can you please clarify what options are open to me where my Wooler conveyancing searches shows negative results?

Ordinarily, almost all concerns that arise in Wooler conveyancing search results can be handled in advance of completion or title insurance may be put in place. You should note that although you intend on buying the property and might be willing to accept the search results, your building society or bank may not, and ultimately the decision rests with them.