Am I correct in assuming that the fact that my conveyancer in Frome is not listed on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?

That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Frome conveyancing firm and enquire why they are no longer on the approved list for your bank.

My wife and I have recently appointed a conveyancing solicitor in Frome. I I would like to check if they are accepted on the Nationwide Building Society approved list of lawyers. Can you advise?

The first thing you should do is phone your solicitor and ask them if they are on the lender panel. Otherwise please call Nationwide Building Society who may be able to confirm.

The deeds to our home are lost. The solicitors who did the conveyancing in Frome 10 years ago are no longer around. What are my next steps?

Assuming the title is registered the details of your ownership will be retained by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, identify your house and order current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.

In what way does the Landlord & Tenant Act 1954 impact my business property in Frome and how can you help?

The 1954 Act affords protection to commercial leaseholders, granting the a statutory right to apply to court for a renewal tenancy and continue in occupation when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Frome is one of the numerous areas of the UK in which the firms we work with have offices

I am short of a 10% deposit on my apartment purchase in Frome , but I am keen proceed. Do I have options?

You can accept a smaller deposit. Most sellers will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second