I am looking for value for money conveyancer. Do I opt for an online conveyancer or a family St Pancras conveyancing solicitor?

Generally conveyancing practitioners in your neck of the woods will enjoy excellent relationships with your local authority, which could assist with your St Pancras conveyancing searches that your solicitor will require. It also helps if they enjoy good relationships with the Land Registry in your area St Pancras, other conveyancers in the area and St Pancras Estate Agents.

Do all mortgage companies provide you with an approved list of St Pancras conveyancing solicitors? How do you know who is on the Clydesdale conveyancing panel?

St Pancras conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.

I am currently in the process of buying my council flat in St Pancras. I have a mortgage offer with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my St Pancras bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My St Pancras conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Your lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

After weeks of negotiation I have agreed a price on an apartment in St Pancras. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have todaydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in St Pancras for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is in my name in the name of the previous owner?

The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Pancras conveyancing specialists.

The conveyancers handling our conveyancing in St Pancras has sent documents to review that reveal that the property is unregistered with epitome documents. Surely all houses in St Pancras should be registered?

Much of the property in St Pancras is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many St Pancras conveyancing solicitors should be familiar with such matters but where uncertainty exists the standard guidance these days is for the vendor’s solicitor to deal with the registration formalities first and thereafter deal with the dispose of the property to the purchaser - this will predictably cause a prolonged conveyancing.