My mortgage broker says he needs my Appleton solicitor’s panel reference for the HSBC conveyancing panel. Can you suggest how I find this out. I have tried my local Appleton office but they cant find it on their system.

You are best placed to get this information from your Appleton conveyancing practitioner . Most Appleton conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

My wife and I are downsizing from our home in Appleton and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing firm rather than a conveyancing solicitor in Appleton. Having lived in Appleton for six years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I bought my flat on 9 September and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Appleton advises it would be dealt with inside ten days. Are titles in Appleton particularly slow to register?

There is nothing unique about conveyancing in Appleton registration formalities. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. At present roughly three quarters of such applications are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs after the purchaser is living at the premises so an expedited registration is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.

As co-executor for the will of my grandfather I am selling a property in Cardiff but live in Appleton. My solicitor (who is 200 miles from meneeds me to sign a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Appleton who can witness and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in Appleton

Should local authority permission be required to split a single dwelling into two appartments in Appleton? This has been done to a house next door to my house in Appleton and was ignorant of the conversion until the works were finished.

Planning Consent yes. Building Reg Approval yes.