The Knowle conveyancing solicitors that I appointed last week on my house acquisition in Knowle have without warning closed. I only went with them because I had to have a lawyer on the Yorkshire BS conveyancing panel and my family Knowle lawyer was not. I paid them 275 plus VAT on account. What should be my next steps?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

I am the single beneficiary of my late father’s estate with all property in now in my sole name, including the house in Knowle. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership may be considered the same way as if I'd bought the property in March. Is the property unsalable for six months?

The CML handbook requires 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 affected by that. Some lenders would take a pragmatic view as this obligation is chiefly there to capture subsales or the quick reselling of properties.

Is there a list of Leeds Building Society panel solicitors in Knowle on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few banks make their panel listings viewable on the web. Where you are in need of a Knowle conveyancing practitioner on the Leeds Building Society please make the most of our facility.

Completion of my purchase has taken place for my property in Knowle. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department 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 who will take matters further.

My wife and I are close to exchanging contracts on the sale of our home in Knowle and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing outfit as opposed to a conveyancing solicitor in Knowle. Having lived in Knowle for 4 years we know of no issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

As co-executor for the will of my grandfather I am selling a property in Monmouth but live in Knowle. My solicitor (who is 250 miles from mehas requested that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing practitioner in Knowle to attest and place their company stamp on the document?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Knowle based

My step-mother completed her conveyancing in Knowle Six years past. She has been married, divorced and is now married again. She wishes to sell the property in a few months. I suspect that she will just be requested to provide a copy of the marriage certificates to the property lawyer however she is anxious it will frustrate the conveyancing. Should she instruct a solicitor to update the title documents for the property?

It is not absolutely necessary to bring up to date the register providing you have the evidence required to demonstrate how the name change resulted.

Any purchaser’s conveyancing practitioner will review the land registry entries and need evidence to establish the change of name for example marriage certificates.