It is a dozen years since I bought my home in Kings Norton. Conveyancing lawyers have just been instructed on the sale but I am unable to locate my title deeds. Will this cause complications?

You need not be too concerned. Firstly there is a possibility that the deeds will be retained by the mortgage company or they could be archived with the conveyancers who acted in the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Kings Norton involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.

Do I have to attend the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Kings Norton so that I can pop in to their offices if necessary.

Most conveyancing panel lawyers for banks carry out the vast majority of communications via Royal Mail, internet or over the phone. This means that they can undertake the legal work for your home move regardless of where you live in the country. That being said you should see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.

If you had a top tip for choosing a conveyancing solicitor in Kings Norton what would it be?

It would be unwise to be tempted by the cheapest Kings Norton conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I am the sole beneficiary of my late mum's estate with all property in now in my sole name, including the house in Kings Norton. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the property in October. Is the property unsalable for six months?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view lenders take of it, depend on the mortgage company as this obligation is chiefly there to identify subsales or the flipping of properties.

I recently had an offer agreed on a house in Kings Norton. My financial adviser pressured me to appoint their property lawyer. I paid an upfront payment of £175. A couple of days later, the solicitor called me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My cousin has recommend that I use his conveyancing solicitors in Kings Norton. Should I use them?

There are no two ways about it it’s preferable to select a conveyancing practitioner is to seek feedback from friends or family who have previously instructed the firm you're contemplating using.

Can I establish who owns a house in Kings Norton?

On the basis that the property is registered with the Land Registry, and you have sufficient specifics of the address of the premises, you will be able to obtain details from the HM Land Registry of the registered proprietor for a a minimal charge.