Please explain the implications if my lawyer’s firm is removed from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Nottingham?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Is it the case that all Nottingham solicitor practices on the TSB conveyancing panel are governed by the SRA?

As solicitors, in order to be on the TSB approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel in which case such organisation would be governed by the CLC.

I can not work out if my mortgage offer requires a lease extension. I have called my Nottingham bank branch on various occasions and was advised it wasn't an issue and they will lend. My Nottingham conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their published requirements. I have no idea who is right.

Your conveyancing practitioner has to follow the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

After weeks of negotiation I have agreed a price on an apartment in Nottingham. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Nottingham?

Many commercial conveyancing solicitors in Nottingham will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Nottingham. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Nottingham.

For every commercial conveyancing transaction in Nottingham it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Nottingham commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Nottingham.

I purchased my flat on 3 October and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Nottingham said it will be recorded inside ten days. Are transfers in Nottingham particularly slow to register?

There is nothing unique when it comes to conveyancing in Nottingham registration formalities. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether there are errors and if the Land registry need to notify any third parties. Currently in the region of three quarters of such applications are fully addressed within 12 days but occasionally there can be extensive hold-ups. Registration takes place after the buyer has moved in to the premises so 'speed' is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Nottingham is where the house is located. What do you suggest?

Flying freeholds in Nottingham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Nottingham you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nottingham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.