I plan on acquiring a flat in Sherwood. My lawyer has never been on on the lender approved panel. Am I still permitted to continue with my Sherwood conveyancing solicitor even though they are excluded from the lender approved list?

Your options include

• Carry on with your preferred Sherwood conveyancing practitioner but your lender will undoubtedly retain a property lawyer on their conveyancing panel. This will result in additional fees and potential interruption.
• Appoint a new lawyer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
• Convince your conveyancer to do everything within their powers to get listed on the bank’s panel of solicitors

It is 10 years ago since I purchased my house in Sherwood. Conveyancing solicitors have recently been appointed on the sale but I am unable to find my deeds. Is this a problem?

Don’t worry too much. First there is a possibility that the deeds will be with your lender or they could still be with the lawyers who handled your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Sherwood involves registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.

I bought my home on 8 January and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Sherwood expressed confidence that it will be dealt with inside ten days. Are transfers in Sherwood particularly slow to register?

There is nothing unique when it comes to conveyancing in Sherwood registration formalities. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether there are errors and whether the Land registry need to notify any 3rd persons or bodies. At present approximately 80% of submission are fully addressed within two weeks but occasionally there can be extensive delays. Historically registration takes place once the buyer has moved in to the property thus post completion formalities is not always primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.

Given that I am about to spend 450k on 3 bedroom house in Sherwood I would like to have a conversation with the lawyer concerning thehouse move in advance of giving the go ahead to the firm. Is this something that you can arrange?

Absolutely - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer who will be conducting your property ownership legalities in Sherwood.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Sherwood should be the figure that you are charged.

My solicitors in Sherwood have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.