We are about to complete on the purchase of a property in Sandhurst but as a result of wreckage from the recent storms I have was able negotiate compensation from the owner of £3k by way of a deduction in the price. This was going to be addressed as part of amending the contract however Coventry BS are not allowing this. Should they have been approached?

Any conveyancing practitioner that is on the Coventry BS approved list is obliged to disclose to Coventry BS of any amendments to the purchase price. If you prohibit your conveyancing practitioner to report the price change to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new property lawyer for your conveyancing in Sandhurst.

We are hoping to buy a purpose built apartment in Sandhurst with a residential mortgage from Barclays .We like our Sandhurst conveyancing practitioner but Barclays says her practice is not listed on their approved list of member firms. It seems we are left with little choice but to instruct a Barclays panel firm or retain our local solicitor and fork out for a Barclays panel lawyer to represent them. This seems very unfair; Can we not simply insist that Barclays use our lawyer?

No, not really. The home loan issued to you contains terms and conditions, one of which will be that lawyers must be on the Barclays solicitor panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Barclays

Just acquired a detached house in Sandhurst , What is the estimated time for the Land Registry to record the transfer to my name? My Sandhurst conveyancing solicitor works at snail pace, so I want to check that my name is registered.

There is nothing unique when it comes to conveyancing in Sandhurst registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any interested parties. At present roughly 80% of such applications are completed within 12 days but some can be subject to longer hold-ups. Registration takes place once the purchaser is living at the premises thus registration formalities is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.

In my capacity as executor for the estate of my grandfather I am selling a house in Neath but live in Sandhurst. My lawyer (who is 235 miles awayhas requested that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Sandhurst to attest this legal document for me?

Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Sandhurst based

Can you set examples of compelling benefits to choosing a local conveyancer in Sandhurst

Plenty of house movers in Sandhurst decide on using a local conveyancing practitioner so that they can attend the lawyer’s offices in the event that they have problems, and to sign paperwork rather taking the chance in relying on the post.

There is a slight advantage in using a property lawyer nearby to a house you are hoping to purchase, due to the familiarity of the area and possible local concerns - but this is moot. The majority of conveyancers undertaking their communications by way of email and may be almost anywhere.