I am purchasing a flat in Rogiet. My property lawyer is not on the bank approved list. Is it possible for me to use my Rogiet conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?

You have a number of options open to you here

• Proceed with your existing Rogiet property lawyer but your lender will need to retain a lawyer from their conveyancing panel. This will result in additional charges and likely interruption.
• Choose a new conveyancer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
• Convince your conveyancer to attempt to join the lender panel

How up to date is your search tool for Rogiet conveyancing solicitors on the Coventry BS conveyancing panel? Do Coventry BS send you an updated list?

Rogiet 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.

We're in Rogiet, FTBs buying with a mortgage (lender is Co-operative , and our solicitor is on the Co-operative conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

It has been 2 months since my purchase conveyancing in Rogiet concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Rogiet is where the house is located. Can you shed any light on this issue?

Flying freeholds in Rogiet are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rogiet you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rogiet may decide 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 residence.