My mortgage broker has asked me for my Ripley solicitor’s panel member for the HSBC conveyancing panel. Can you suggest how I find this out. I have tried my local Ripley office but they don't know it.

Have you tried speaking to your Ripley conveyancing practitioner about this?. Most Ripley conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

My uncle passed away 10 months ago and as sole heir and executor I was left the house in Ripley. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?

Given you intend to refinance then TSB will require that you use a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.

A relative recommended that where I am purchasing in Ripley I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Ripley conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Ripley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ripley Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Ripley Education with maps and statistics, Local Amenities and other useful information concerning Ripley.

I am thinking of appointing a conveyancing practitioner in Ripley for my sale. Can I see a solicitor's record with the profession’s regulator?

One can read documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training requirements.

Is it true that a Ripley conveyancing firm has court proceedings brought against them by clients for failing to conduct comprehensive conveyancing investigations?

We are not aware of such a Ripley conveyancing claim but it has been reported that, clients buying a house in Cumbria successfully sued their property lawyer as a consequence of development permission to erect a wind farm failing to be identified in conveyancing searches.

If you are contemplating buying a home in Ripley It is critical that your conveyancer purchase all Ripley conveyancing searches necessary to ensure you have accurate and current information ahead of acquiring a home in Ripley.