My financial adviser has asked me for my Staines solicitor’s panel member for the Lloyds conveyancing panel. How do I discover this. I have e-mailed my local Staines office but they cant find it on their system.

The sensible thing to do is ask for this information from your Staines conveyancing practitioner . They maintain a central record lender panel numbers.

I have given 2 months notice to my current landlord and have to be out of my let out flat in Staines by 12/11/2025. Conveyancing for my house purchase is underway. How realistic is it to complete in a couple of weeks as I wish to avoid having to move into temporary accommodation?

Generally one should not give notice for your letting until your lawyer suggests that you should. If you have not already done so, speak to your conveyancer and request that they chase the sellers lawyers, try to get a realistic time scale from them that everyone will aim towards

I have justfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Staines for a purchase of a leasehold flat 9 months ago. How can I check that the property is not still registered in the name of the former proprietor?

The easiest way to check if the property is registered to you, you can make 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 Staines conveyancing specialists.

Is it best to use a Staines conveyancing solicitor based in the area that I am purchasing? We have a good friend who can perform the conveyancing but her office is over three hundred miles drive away.

The primary upside of using a local Staines conveyancing firm is that you can drop in to execute paperwork, present your ID and apply pressure on them if necessary. They will also have local intelligence which is a plus. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were impressed that must trump using an unfamiliar Staines conveyancing solicitor just because they are Staines based.

What are your top tips when it comes to choosing a Staines conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Staines conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Staines conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

Can they put you in touch with clients in Staines who can give a testimonial? How experienced is the firm with lease extension legislation?

I am the leaseholder of a garden flat in Staines. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?

Where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price.

An example of a Lease Extension case for a Staines residence is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The number of years remaining on the existing lease(s) was 82.93 years.