It is a dozen years since I acquired my house in Thames Ditton. Conveyancing solicitors have now been appointed on the sale but I can't locate the title documents. Is this a problem?

Don’t worry too much. First there is a chance that the deeds will be with your lender or they could still be with the solicitor who handled the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Thames Ditton relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

We are selling our apartment in Thames Ditton. Does my conveyancer need to be required to be on the Barclays conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Barclays conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.

What is the difference between a licensed conveyancer and conveyancing solicitor in Thames Ditton

There are many recorded licenced Conveyancers in Thames Ditton and Solicitor firms in Thames Ditton who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal work in transferring property. The two can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Is it the case that all Thames Ditton conveyancing solicitors on the Virgin Money conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Virgin Money conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

We were going to get a AIP from Principality this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Thames Ditton solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?

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

Are there any apps to assist me to identify a Thames Ditton law firm on the HSBC Bank conveyancing panel? I have wheels and am happy to travel upto 20miles to meet the conveyancer.

You can use the tool on this page. Please choose the mortgage company and your location and you will see a number of Thames Ditton conveyancing lawyers located nearest you. We have listed some Thames Ditton conveyancing firms towards the end of this page and you can call them to check if they are on the HSBC Bank panel

I am an executor of my recently deceased mother’s Will, with a property in Thames Ditton which is to be sold. The bungalow is unregistered at HMLR and I'm told that some estate agents will insist that it is completed before they will proceed. What's the procedure for this?

In the circumstances that you have set out it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.