Is the fact that my solicitor in Stafford is not listed on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Stafford conveyancing practice and enquire why they are no longer on the approved list for your lender.
I am need of leasehold conveyancing for an apartment in a fairly new development (6 years built) in Stafford. 95% of the flats are already sold. Do I need carry out the neighbourhood searches as part of conveyancing in Stafford?
If you are acquiring a property with the assistance of a mortgage, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Stafford conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps strongly, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to another solicitor for your conveyancing in Stafford.
It is is a decade since I bought my house in Stafford. Conveyancing solicitors have now been instructed on the sale but I am unable to find the deeds. Will this cause complications?
You need not be too concerned. First the deeds may be kept by your lender or they could stored with the lawyers who acted in the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Stafford relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Stafford. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 15/8/2025, the requirements read as follows :
I need some expedited conveyancing in Stafford as I have pressure to complete in less than one month. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to have searches conducted although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Stafford the following are instances of issues that can crop up and therefore affect future mortgageability: Enforcement Actions, Outstanding Fees, Outstanding Grants, Railway Schemes,...
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Stafford is the location of the property. Can you offer any assistance?
Flying freeholds in Stafford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stafford you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stafford may decide 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.