I am not in a position to travel far from Rubery. Is there a reason why all Rubery lawyers are not on all lender panels?

Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. This led to lenders purging a number of firms off their books of approved lawyers .

My husband and I have organised a further advance on our home loan from RBS as we intend to conduct improvements to our home in Rubery. Are we obliged to appoint a bricks and mortar Rubery solicitor on the RBS conveyancing panel to handle the paperwork?

RBS do not ordinarily instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.

We expect to receive a DIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Rubery solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Rubery solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I was told four weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Rubery is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.

The deeds to our home are lost. The solicitors who handled the conveyancing in Rubery 4 years ago are no longer around. What are my options?

Gone are the days when you need to have the physical deeds to prove you own the land or property, as the Land Registry have everything they need in a digital format.

I am looking into buying my first house which is in Rubery and I am already nervous. I couldn't find anything specific about Rubery. Conveyancing will be needed in due course but do you know about the Rubery area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Rubery. In the meantime here are some basic statistics that we found

My step-father completed his conveyancing in Rubery Six years ago. He has since got wed, widowed and has recently remarried. He now wishes to the sell the Rubery property. I think he will simply be requested to supply copies of his marriage certificates to the conveyancer but he is anxious it could hold up the conveyancing. Is it worth updating the Land Registry documents for the house?

It is not absolutely necessary to update the title for the property providing you have the evidence required to show how the change of name occurred.

Any purchaser’s conveyancer will examine the land registry information and requisition evidence to prove the change of name e.g. marriage documentation.