Am I correct in assuming that the fact that my solicitor in Staffordshire is not on my lender's solicitor panel that there is a problem with the standard of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Staffordshire conveyancing practice and ask them why they are no longer on the approved list for your lender.

It is a dozen years since I acquired my property in Staffordshire. Conveyancing lawyers have just been instructed on the sale but I can't find the deeds. Will this jeopardise the sale?

Don’t worry too much. Firstly there is a chance that the deeds will be with the lender or they could be archived with the solicitor who acted in your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Staffordshire relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.

I purchased my flat on 14 September and the transaction details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Staffordshire expressed confidence that it will be formalised in a couple of weeks. Are transfers in Staffordshire particularly slow to register?

As far as conveyancing in Staffordshire registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether it is in order and whether the Land registry communicate with any interested persons or bodies. As of today roughly 80% of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration takes place after the purchaser is living at the property therefore an expedited registration is not usually top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.

I am using a search engine for the term conveyancing in Staffordshire it brings up many solicitorslocally. How do I determine which is the right conveyancing solicitor for my move?

The preferential method of seeking a suitable conveyancer is through a personal referral, so enquire of colleagues and family who have acquired a property in Staffordshire or a respected estate agent or financial adviser. Fees for conveyancing in Staffordshire vary, so it's advisable to request at least three costs illustrations from different companies. Make sure that you clarify that the fees are fixed.

Can a conveyancer remove a name from the title of my property in Staffordshire ?

Extracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a solicitor to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a lawyer