Is the fact that my conveyancer in Woodside Park is not on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Woodside Park conveyancing practice and ask them why they are no longer on the approved list for your lender.

I'm the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Woodside Park. Conveyancing formalities meant that the Land Registry date was in . I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the house in . Will no one buy the property for half a year?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view banks take of it, depend on the mortgage company as this clause is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

Is it the case that all Woodside Park solicitors on the conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the conveyancing panel they would need to be regulated by the SRA. The majority of banks do allow licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.

The formalities of my remortgage has taken place for my property in Woodside Park. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Do I need to take out insurance to address the risk of chancel repairs when purchasing a residence in Woodside Park?

Unless a previous purchase of the premises completed after 12 October 2013 you can assume that conveyancing practitioners carrying out conveyancing in Woodside Park to remain recommending a chancel search and or chancel repair liability policy.

About to purchase a new build apartment in Woodside Park. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Woodside Park

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

Due to the input of my in-laws I had a survey completed on a house in Woodside Park prior to retaining lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies will not give a mortgage on this type of home.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Woodside Park. Conveyancing may be slightly more expensive based on your lender's requirements.