Is the fact that my conveyancer in Oakwood is not on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?

That would more than likely be a wrong assumption to make. 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 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 Oakwood conveyancing firm and ask them why they are no longer on the approved list for your lender.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Oakwood is where the house is located. What do you suggest?

Flying freeholds in Oakwood are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Oakwood you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Oakwood 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 premises.

How can the Landlord & Tenant Act 1954 affect my business property in Oakwood and how can you help?

The particular law that you refer to gives security of tenure to commercial tenants, giving them the right to apply to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Oakwood

As co-executor for the will of my aunt I am selling a house in Newport but reside in Oakwood. My solicitor (approximately 200 miles from mehas requested that I execute a stat dec prior to completion. Could you suggest a conveyancing lawyer in Oakwood who can witness this legal document for me?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Oakwood based

I am due to review quotes for conveyancing in Oakwood from various conveyancer and choose one. Should I tell them to sit tight until I I have my bid accepted on a house.

We would recommend that you only get your conveyancing practitioner to open a file and submit searches once the sales memo has been issued by the selling agent particularly as Oakwood conveyancing searches are costly.