Much to our surprise we have been told by our mortgage broker that my Sharnbrook the law firm I have appointed is not on the bank Solicitor panel. How can I be sure that this is correct?

The first thing you need to do is to call your Sharnbrook conveyancer. You lawyer should advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who handled the conveyancing in Sharnbrook 4 years ago are no longer around. What are my next steps?

These day there are copies made of almost everything, and your conveyancer should know precisely where to locate all the suitable paperwork so you may purchase or dispose of your property without a hitch. Where copies are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on the premises.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Sharnbrook I like with amenity areas and station nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Sharnbrook in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you need a home loan the shortness of the lease may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

Given that I am about to part with £400,000 on a property in Sharnbrook I wish to talk to a lawyer regarding thehouse move in advance of instructing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your conveyancing in Sharnbrook.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Sharnbrook should be the figure that you are charged.

My lawyer in Sharnbrook has informed me that he requires identification documents saying that this is part of his legal duty as a conveyancer on the bank Conveyancing panel. Can this be correct?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Sharnbrook