Unfortunately I am unable to travel far from Spitalfields. I would like to know the reason why all Spitalfields are not on all bank panels?

Even though it may seem unfair for lenders to limit who can represent them, from the public’s or lawyer’s perspective, the the contrary view is that banks are becoming ever more anxious and regard it crucial to protect them from mortgage fraud. As a consequence of this concern lenders have restricted their conveyancing panel to a size that they are happy to control.

My wife and I have recently bought a property in Spitalfields. We have noticed several problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in Spitalfields?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Spitalfields. Conveyancing searches and investigations undertaken during the legal transfer of property are designed to help avoid problems. As part of the process, the vendor fills in a questionnaire known as a Seller’s Property Information Form. If the information provided is misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Spitalfields.

My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Spitalfields. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

Where you intend to refinance then will require that you use a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

I used Action Conveyancing several years ago for my conveyancing in Spitalfields. Now, I need the files however cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Spitalfields of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have appointed a Spitalfields conveyancing solicitor for our house purchase (novice purchasers) and have picked up in the Ts and Cs that they are not overseen by the Financial Conduct Authority. Need I be concerned or is that the norm with ?

We can't see why they should be. Most don't lend money. They should be regulated by the Solicitors Regulation Authority, who have stringent stipulations regulating funds deposited in their bank.