My fiance and I are purchasing property in Pitstone. My Conveyancer is not listed on the mortgage company solicitor panel. Am I still permitted to use my Pitstone conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?

Various options include

• Proceed with your preferred Pitstone solicitor but your lender will undoubtedly use a conveyancer on their conveyancing panel. This will result in additional cost together with likely interruption.
• Get a fresh conveyancer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
• Convince your conveyancing practitioner to pull out all the stops to get listed on the lender’s panel of solicitors

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather instruct a Pitstone based conveyancing firm?

You should check but the chances are that appoint one of their panel lawyers if you want the "fee-free" incentive. Speak to the mortgage company to see if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Pitstone.

The deeds to my property can not be found. The solicitors who dealt with the conveyancing in Pitstone 4 years ago have long since closed. What are my next steps?

As long as the title is registered the details of your ownership will be held by HMLR with a Title Number. It is easy to execute a search at the Land Registry, identify your house and get current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.

Should I use a Pitstone conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can conduct the legal formalities but her office is approximately 350kilometers drive away.

The benefit of a high street Pitstone conveyancing practice is that you can attend the office to execute paperwork, hand in your ID and apply pressure on them where appropriate. Having local Pitstone know how is a benefit. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and they were happy that should outweigh using an unknown Pitstone conveyancing lawyer just because they are local.

Are Pitstone conveyancing solicitors under an obligation to the Law Society to publish transparent conveyancing costs?

Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Pitstone or further afield.