Am I correct in assuming that the fact that my solicitor in Hurst is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly 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. If you are concerned you should simply call the Hurst conveyancing practice and enquire why they are no longer on the approved list for your bank.

We're in Hurst, First time buyers purchasing with a mortgage (lender is Leeds Building Society , and our lawyer is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I have been on the look out for a leasehold apartment up to £305k and identified one close by in Hurst I like with amenity areas and station nearby, however it only has 52 years on the lease. There is not much else in Hurst in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

I am looking for a conveyancing solicitor in Hurst for my home move. Is there any facility to check a firm’s complaints history with the profession’s regulator?

Members of the public may read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator could recorded call for training purposes.

I am an executor of my recently deceased parent's Will, with a bungalow in Hurst which will be sold. The house is unregistered at HMLR and I'm told that some estate agents will insist that it is done before they'll move forward. What's the procedure for this?

In the circumstances that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’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 certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.