Is the fact that my solicitor in Mill Hill is not on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible 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. Should you be concerned you should simply call the Mill Hill conveyancing practice and enquire why they are no longer on the approved list for your bank.

Are the Mill Hill conveyancing solicitors identified as being on the Coventry BS conveyancing panel, together with their details provided by Coventry BS?

Mill Hill conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.

I have todayfound out that Stirling Law have been shut down. They conducted my conveyancing in Mill Hill for a purchase of a leasehold flat 18 months ago. How can I establish that my home is in my name in the name of the previous owner?

The quickest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Mill Hill conveyancing specialists.

We're first time buyers - had an offer accepted, but the property agent told us that the vendor will only issue a contract if we instruct their preferred lawyers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer with experience of conveyancing in Mill Hill

We suspect that the owner is not behind this request. If they desire ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Mill Hill conveyancing solicitors - not the ones that will provide their estate agent a introducer fee or hit his conveyancing targets pre-set by senior management.

Sixweeks into a sale of a flat in Mill Hill. Conveyancing lawyers are doing their job but we are being charged a fortune by the managing agents. To date we have forked out £268 for a leasehold management information and then another £134.40 for answers to queries supplied by the purchaser's property lawyer.

You will not have any say over the extent of the charges for this information but the typical fee for the information for Mill Hill leasehold property is £380. When it comes to Mill Hill conveyancing transactions it is customary for the seller to cover the charges. The freeholder or their agents are under no statutory obligation to address such questions although many will agree to do so - albeit often at high prices disproportionate to the work involved. Regretfully there is no law that requires fixed fees for administrative tasks. There is no statutory time limit by which they are duty bound to supply answers.