Am I correct in assuming that the fact that my conveyancer in Mitcheldean is not listed on my lender's conveyancing panel that there is a problem with the quality of her work?

That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Mitcheldean conveyancing practice and ask them why they are no longer on the approved list for your lender.

We see that you have a search directory listing solicitors on the UBS conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Mitcheldean?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Mitcheldean.

We wanted to use a conveyancing solicitor in Mitcheldean for our home move. Our financial adviser informed us that our bank Bank of Ireland won't deal with them. Why is this not regarded as unduly restrictive?

Before the recession most banks had a different appetite for risk. Almost all Mitcheldean conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms regarding their operations and their employees and set certain criteria such a completing on a minimum amount of transactions. Many Mitcheldean conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Mitcheldean is amongst the numerous areas where the conveyancers showing on our search results are on the panel for Bank of Ireland.

I bought my apartment on 9 April and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Mitcheldean advises it would be recorded inside ten days. Are titles in Mitcheldean particularly slow to register?

As far as conveyancing in Mitcheldean registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can vary subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any interested parties. At present roughly 80% of such applications are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Historically registration takes place after the new owner is living at the property therefore an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

How does one remove a deceased person's name from the title deeds for a property in Mitcheldean?

If a Mitcheldean property is co-owned and one of the proprietors passes away, their name will not automatically be removed from the title deeds. You are not required to amend the title as in the event of a disposal your lawyer would just need to evidence as to the reason the co proprietor is missing from the transfer, normally this takes the form of the probate documents.

With a view to making the sale conveyancing smoother for the sale of the property you can apply to have the deceased person removed from the title by applying to the land registry with proof of the death. There is no fee from the Registry for this service.