I plan on purchasing a maisonette in Emersons Green. My lawyer is not listed on the lender approved panel. Am I still permitted to continue with my Emersons Green conveyancing solicitor notwithstanding that they are excluded from the lender approved list?

You have numerous options open to you here

• Complete the purchase with your chosen Emersons Green conveyancing practitioner but your bank will no doubt retain a solicitor from their approved list. This will result in additional cost and probable interruption.
• Appoint a fresh lawyer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
• Convince your conveyancer to pull out all the stops to get accepted on the lender’s conveyancing panel

It is 10 years ago since I acquired my home in Emersons Green. Conveyancing solicitors have recently been instructed on the sale but I can't track down my title deeds. Is this a major issue?

You need not be too concerned. Firstly the deeds may be kept by the mortgage company or they may be in the possession of the conveyancers who acted in the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Emersons Green relates to registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.

I have a decision in principle. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a high street conveyancing solicitor in Emersons Green?

Do check but the chances are that allocate you one of their panel conveyancers should you take up the "fee-free" deal. Contact the lender and explore if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Emersons Green.

Should commercial conveyancing searches disclose planned roadworks that could impact a commercial property in Emersons Green?

Many commercial conveyancing solicitors in Emersons Green will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Emersons Green. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Emersons Green.

For every commercial conveyancing transaction in Emersons Green it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Emersons Green commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Emersons Green.

For various reasons I am unfit to visit my Emersons Green conveyancing solicitors office to sign documents for conveyancing in Emersons Green – will this be an issue?

No. Emersons Green conveyancing lawyers can conduct conveyancing transactions for clients who are based anywhere. It is not necessary for you to be able to attend a Emersons Green conveyancers office. Almost all property lawyer can deal with all communications remotely from their Emersons Green office.