Is the fact that my solicitor in Hope Valley is not identified on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Hope Valley conveyancing practice and enquire why they are no longer on the approved list for your bank.

My partner and I intend to remortgage our maisonette in Hope Valley with Yorkshire BS. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is repossessed. I have a couple of questions (1) Is this document specific to the Yorkshire BS conveyancing panel as he never had to sign this form when we bought 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Yorkshire BS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Yorkshire BS. This is solely used to protect Yorkshire BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Yorkshire BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Due to the advice of my in-laws I had a survey completed on a property in Hope Valley before appointing conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies tend not issue a loan on a flying freehold property.

It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hope Valley. Conveyancing may be slightly more expensive based on your lender's requirements.

I have been sourcing a conveyancing practitioner in Hope Valley for my sale. Can I see a solicitor's complaints history with the profession’s regulator?

Members of the public can see presented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA could monitor call for training purposes.

I am purchasing a flat and cash is in place. My solicitor has been handed with two separate evidence of photo identification, bank statement, multiple utility bills. Now he wants a copy from a probate lawyer advising that the funds are in order and that it has come from inheritance and not via illegitimate means.

In today’s world you will not be able to complete any Hope Valley conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering laws.