Is the fact that my conveyancer in Kingsland is not identified on my bank's solicitor panel that there is a problem with the standard of his conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly 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 most common reasons for removal are: (1) lack 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. Where you are concerned you should contact the Kingsland conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

Can you suggest a Godiva Mortgages Ltd approved Kingsland conveyancing solicitor who can have us moved in within 28 days? Am I best advised to go for a high street Kingsland firm or a national comparison site?

We can recommend some very good Kingsland conveyancing firms. Another option is to visit the main road in Kingsland. Visit some well established firms and request to speak with a conveyancing solicitor for a fee estimate. Explain your time frames together with your reasons and ask for a commitment on speed. Select the lawyer that you are most comfortable with.

It is a dozen years since I bought my property in Kingsland. Conveyancing solicitors have now been instructed on the sale but I can't track down the title deeds. Will this jeopardise the sale?

Don’t worry too much. First the deeds may be kept by your mortgage company or they may be archived with the lawyers who acted in your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Kingsland involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.

We're first time buyers - agreed a price, yet the estate agent advised that the seller will only issue a contract if we use the agent's preferred solicitors as they need an ‘expedited deal’. We would rather use a high street solicitor with experience of conveyancing in Kingsland

It is unlikely the sellers are behind this. If they want ‘a quick sale', alienating a serious buyer is going to damage their objectives. Avoid the agents and go straight to the owners and explain that (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Kingsland conveyancing solicitors - rather thanthe ones that will provide their negotiator at the agency a commission or achieve conveyancing thresholds demanded by senior management.

I pay a maintenance fee for my ground floor flat in Kingsland. Due to losing my job and personal issues I fell behind with payments. I negotiated a settlement plan but there remains around £2000 left in arrears.

I now wish to dispose of the property and I am panicking this could threaten to derail the sale if I have to settle the amount due now. Do I have to settle before - is this achievable?

You should check with the conveyancing practitioner handling your Kingsland conveyancing but one option might be to arrange for the outstanding amount to be passed to the buyers. The sale price due would be adjusted to reflect the amount of debt they take on. They would then deal with the arrears following completion of the purchase.