It is 10 years ago since I acquired my property in Bracebridge Heath. Conveyancing solicitors have just been appointed on the sale but I am unable to locate my title documents. Will this jeopardise the sale?

Don’t worry too much. First the deeds may be retained by the mortgage company or they may stored with the lawyers who handled the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Bracebridge Heath involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.

I am buying a property in Bracebridge Heath. An unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is RBS your lawyer must comply with the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to RBS where a lease does not meet these conditions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Bracebridge Heath.

The formalities of my purchase has taken place for my property in Bracebridge Heath. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Our sealed bid on a house in Bracebridge Heath has been agreed to, the vendors do nevertheless have a dependent purchase. The vendors have placed an offer on a property, but it’s not yet agreed to, and have viewings of other flats booked. I have chosen a nearby conveyancing solicitor in Bracebridge Heath. What do I do now? At what stage should I apply for the mortgage with Kent Reliance?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Bracebridge Heath conveyancing search fees, etc). The first course of action is to check that your conveyancing practitioner is on the Kent Reliance approved list. As to the next stages this very much depends on the specifics of your case, attraction to this property and on the state of the market. During a hot market the majority of buyers will apply for a home loan with Kent Reliance and arrange for the valuation and only if it was satisfactory would they request their property lawyer to move forward with searches.

I have todayfound out that Action Conveyancing have closed. They conducted my conveyancing in Bracebridge Heath for a purchase of a freehold house 18 months ago. How can I check that the property is not still registered in the name of the previous owner?

The easiest way to check if the premises 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 Bracebridge Heath conveyancing specialists.

Is it possible to change conveyancer as I need to retain a firm on the TSB conveyancing list. I had appointed a local conveyancing solicitor in Bracebridge Heath five minutes from me but she is not accepted by TSB

We will our best to assist in finding you a conveyancing solicitor in Bracebridge Heath on the TSB panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Bracebridge Heath. Using the find a conveyancing solicitor tool on this website, you can contrast costs for conveyancing solicitors in Bracebridge Heath and throughout England and Wales.

I'm purchasing a house in Bracebridge Heath. I have found my conveyancer's company on the CLC list, but I can't find my lawyer's name as listed on the regulator's website. Should I be concerned?

Not every individual in the practice must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.