Is the fact that my conveyancer in Brundall is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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 lawyer 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 contact the Brundall conveyancing practice and ask them why they are no longer on the approved list for your lender.

Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Brundall so that I can pop in to their offices if required.

These days conveyancing panel lawyers for mortgage companies carry out all of the work through the post, internet or over the phone. This means that they can undertake the conveyancing transaction no matter where you live in England or Wales. Nevertheless you can check if you have the option of going to the offices of your conveyancing lawyer if you prefer.

I am planning on selling our property in Brundall and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Brundall. Having lived in Brundall for six years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? 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 life insurance to cover that same illness)

I am 17 days into a leasehold purchase having been recommend to solicitors by the local agent to execute conveyancing in Brundall. I am am very dissatisfied with the level of service. Can you help me find new conveyancers?

A conveyancer would have to be very poor in order to consider diss instructing them. Has your mortgage offer been issued? If so you will need to make them aware of the new lawyer and get the offer are re-sent. The solicitor ideally should be on the lenders approved list to avoid added costs and delays. That should be your first question of the new solicitors. Our find a solicitor tool can help you find a bank approved solicitor for your home move in Brundall

I'm remortgaging a flat in Brundall. I have found my conveyancer's company on the Law Society's list, but I can't locate my lawyer's name on the list. Should I be concerned?

Not all staff in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unqualified staff.