Am I correct in assuming that the fact that my conveyancer in New Mills is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his work?

That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the New Mills conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

As I am unsure how the conveyancing process works what is the most important number one tip you can impart regarding purchase conveyancing in New Mills?

You may not hear this from too many lawyers but conveyancing in New Mills or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists lots of room for conflict between you and others involved in the legal transfer of property. E.g., the seller, selling agent and sometimes your bank. Selecting a law firm for your conveyancing in New Mills is a critical decision as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to protect your best interests and to keep you safe.

Sometimes a third party with a vested interest will try and convince you that you should follow their advice. For example, the estate agent may claim to be assisting by suggesting your conveyancer is slow. Or your mortgage broker may try to convince you to do something that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Various internet forums that I have visited warn that are the main reason for obstruction in New Mills conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Searches are not likely to be the root cause of slowing down conveyancing in New Mills.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. New Mills is the location of the property. What do you suggest?

Flying freeholds in New Mills are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside New Mills you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Mills may determine 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.

I need to retain a conveyancing solicitor for remortgage conveyancing in New Mills. I have land on a site which looks to be the ideal answer If there is a chance to get all formalities completed via phone that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?