It is is a decade since I bought my house in Hatfield. Conveyancing lawyers have just been retained on the sale but I can't locate my title deeds. Will this cause complications?

Don’t worry too much. First the deeds may be retained by your lender or they could stored with the conveyancers who oversaw the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Hatfield relates to registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.

Do the Building Society Association intend to launch a online directory to to identify firms on the Norwich and Peterborough Building Society conveyancing panel for example in Hatfield?

We are not aware of any intention on the part of the BSA to promote such a register.

I am buying a new build flat in Hatfield. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Hatfield

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Due to the encouragement of my in-laws I had a survey completed on a property in Hatfield before retaining conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some banks will not issue a mortgage on such a house.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hatfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hatfield to see if the conveyancing will be more expensive.

We have appointed a Hatfield conveyancing solicitor for our house purchase (novice purchasers) and have noticed in the engagement letter that they are not governed by the Financial Conduct Authority. Am I right to be worried or is that the norm with lawyer?

We can't see why they should be. Most property lawyer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who have specific obligations in relation to monies deposited on client account.