Is the fact that my solicitor in Aldridge is not identified on my bank's conveyancing panel that there is a problem with the quality of his work?

That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 Aldridge conveyancing practice and enquire why they are no longer on the approved list for your lender.

I own a freehold house in Aldridge but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Aldridge and has limited impact for conveyancing in Aldridge but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

I have been told that property searches are the main reason for stalling in Aldridge house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Aldridge.

I got the keys to my house on 5 June and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Aldridge advises it will be concluded in less than a month. Are properties in Aldridge uniquely lengthy to register?

As far as conveyancing in Aldridge is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether it is in order and whether the Land registry need to notify any third persons or bodies. Currently in the region of three quarters of such applications are fully addressed in less than three weeks but some can be subject to longer delays. Registration is effected once the new owner is living at the premises so an expedited registration is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.

I am thinking of appointing a conveyancing solicitor in Aldridge for my remortgage. Is there any facility to check a firm’s complaints history with the profession’s regulator?

You can review published Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.