Me and my fiancee are buying our first home. Our conveyancer has messagedto enquire if we want to take out extra conveyancing searches. We are really unsure what's relevant for conveyancing in Ham

The scope of Ham conveyancing searches depends entirely on the premises, the location, the possibility of any of these risks, your familiarity of the region and risks, your general attitude to risk. What is important is that you properly understand what information the searches could supply. Then you can make a decision if you personally think you need that search. Should you be uncertain, ask your conveyancer to explain.

Are the BSA intent on creating a search tool with a view to to identify solicitors on the Coventry BS conveyancing panel for instance in Ham?

We would not expect to be advised of any intention on the part of the BSA to promote such a register.

When it comes to lenders such as Skipton, do Ham solicitors incur an annual charge to be on the conveyancing panel?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I have today made my last payment due on my mortgage with TSB. I assume I don't need a Ham property lawyer on the TSB panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

Completion of my purchase has taken place for my property in Ham. Conveyancing was of an acceptable standard but I would like to complain 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 Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who conducted the conveyancing in Ham 10 years ago are no longer around. Will I be able to sell the house?

Gone are the days when you need to have the physical deeds to establish that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.

My cousin has suggested that I use his conveyancing solicitors in Ham. Should I use them?

There are no two ways about it the ideal way to find a conveyancing practitioner is to have feedback from friends or relatives who have actually previously instructed the solicitor you're are thinking of instructing.