I was told today by my mortgage broker that my St John's Wood property lawyer is not on the mortgage company Conveyancing panel. What can I do to be certain if this is indeed the case?

The first thing you need to do is to call your St John's Wood lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

We see that you have a search directory listing firms on the Nationwide conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in St John's Wood?

We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St John's Wood.

Have completed on a a terraced house in St John's Wood , how long will it take for the Land Registry to record the transfer to my name? My St John's Wood conveyancing solicitor works at snail pace, so I want to be certain that my ownership is recorded.

As far as conveyancing in St John's Wood registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether it is in order and whether the Land registry need to notify any 3rd persons or bodies. At present approximately three quarters of such applications are fully dealt with within two weeks but occasionally there can be protracted hold-ups. Historically registration takes place after the purchaser is living at the premises so an expedited registration is not always an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.

We're novice buyers - agreed a price, yet the property agent informed us that the vendor will only proceed if we instruct their recommended solicitors as they are insisting on a ‘quick sale’. We would rather use a local conveyancer accustomed to conveyancing in St John's Wood

We suspect that the owner is not behind this request. Should the seller require ‘a quick sale', alienating a motivated purchaser is counter productive. Speak to the vendors direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your own,trusted St John's Wood conveyancing lawyers - rather thanthe ones that will provide the estate agent a commission or achieve conveyancing thresholds set by senior management.

Your search tool is useful but there are many lawyers listed near St John's Wood being on the lender conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our mortgage company?

We are not in the business of recommending one firm above another as the right St John's Wood conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with St John's Wood knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..