It is is a decade since I bought my property in Lichfield. Conveyancing solicitors have just been retained on the sale but I can't find my title documents. Is this a major issue?

Don’t worry too much. First the deeds may be kept by the mortgage company or they could be in the possession of the lawyers who acted in your purchase. Secondly the likelihood is that the property 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 current official copies of the land registers. The vast majority of conveyancing in Lichfield involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.

Please explain the implications if my solicitor is suspended from the Lloyds Conveyancing panel ahead of completing my conveyancing in Lichfield?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

My wife and I purchasing a terrace house in Lichfield. The intention is to carry out a loft conversion at the property.Will the conveyancing process involve checks to see if these alterations are allowed?

Your property lawyer should check the registered title as conveyancing in Lichfield can sometimes identify restrictions in the title documents which restrict certain alterations or require the consent of a 3rd party. Certain extensions need local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.

When it comes to lenders such as Clydesdale, do Lichfield lawyers incur an annual charge to be on the list of approved solicitors?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

Can I be sure that the Lichfield conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Lichfield getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your transaction.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Lichfield is the location of the property. Can you offer any guidance?

Flying freeholds in Lichfield are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lichfield you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lichfield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Am in the process of purchasing my 1st house in Lichfield. Conveyancing practitioner has been chosen. The financial consultant pointed out that a survey is not needed as the property was only constructed twenty two years ago.

You would be best advised to commission a Home Buyer's Report. Given the premises is over ten years old the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could be enough. They will highlight any obvious problems and suggest additional investigation where relevant. Where there are any signs of problems seek a comprehensive Building Survey from the beginning.