I had intended to instruct a conveyancing solicitor in St Anns for our home move. Our broker has since advised us that our bank The Royal Bank of Scotland won't deal with them. Surely this is unfair competition?

A bank may require a panel conveyancer act for it. Borrowers are liable to bear the charges for this. Try using our directory service to choose a solicitor to conduct conveyancing in St Anns on the The Royal Bank of Scotland approved list of solicitors.

I am downsizing from our house in St Anns and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street St Anns lawyer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing practice rather than a conveyancing solicitor in St Anns. We have lived in St Anns for many years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

How does conveyancing in St Anns differ for newly converted properties?

Most buyers of new build or newly converted property in St Anns approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in St Anns tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Anns or who has acted in the same development.

In my capacity as executor for the will of my grandfather I am disposing of a house in Newport but reside in St Anns. My conveyancer (who is 250 miles from mehas requested that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in St Anns who can witness this legal document for me?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are St Anns based

I cannot get to my St Anns conveyancing lawyers office to sign documents for conveyancing in St Anns – will this be problematic?

You need not be concerned. St Anns conveyancing solicitors can undertake home moves for clients nationally. You are unlikely to be required to attend a St Anns conveyancers office. Almost all conveyancer can undertake everything through post, email, telephone and fax.