Am I correct in assuming that the fact that my solicitor in Bradwell is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 Bradwell conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Completed the sale of my flat in Bradwell last August yet the purchaser is texting daily to moan that her solicitor is waiting to hear from mine. What are the post completion sale formalities following completion?

Post completion of your disposal your lawyer should send the transfer deeds and all additional paperwork to the purchaser's solicitors. Where relevant, your conveyancer should also confirm that the home loan has been repaid to the purchasers solicitors. There are no post completion tasks peculiar conveyancing in Bradwell.

We are planning to buy with Coventry BS. We have called around locally but am struggling to find a Bradwell conveyancing firm on the Coventry BS panel. Could you help?

You should make the most of the find a lender approved solicitor tool on this web page. Please choose the building society and type Bradwell or your location and you will discover a number of lawyer based in Bradwell or near you.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Bradwell. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Bradwell

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Bradwell is the location of the property. Is there any guidance you can give?

Flying freeholds in Bradwell are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bradwell you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bradwell may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.