We are buying a 3 bedroom apartment in Hazlemere with a mortgage. We would like to retain our Hazlemere lawyer, however the mortgage company says he's not on their "panel". It seems we have little choice but to use one of the lender panel firms or retain our Hazlemere property lawyer as well as pay for one of their panel ones to act for them. We feel that this is inequitable; can we not require that the mortgage company use our Hazlemere conveyancing practitioner ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Hazlemere conveyancing solicitor to apply to be on the conveyancing panel.

Having invested time looking at online forums for a conveyancing lawyer in Hazlemere, many advise that I must use a CQS accredited solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes via the scheme protocol It includes numerous organisations who execute conveyancing in Hazlemere.

I require fast conveyancing in Hazlemere as I have an ultimatum to exchange contracts inside 4 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?

As you are not taking a mortgage you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Hazlemere the following are examples of what can appear and adversely impact the marketability of the property: Enforcement Actions, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

It has been four months since my purchase conveyancing in Hazlemere concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am an executor of my recently deceased mum’s Will, with a house in Hazlemere which is to be marketed. The property has never been registered at HMLR and I'm told that some buyers solicitors will insist that it is completed before they will proceed. What's the procedure for this?

In the circumstances that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.