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Quite correct, Anon 10.13. I have just have the unedifying experience of purchasing a leasehold flat from a 'cheap as chips' conveyancer. It ws a nightmare. They could not grasp a thing other than their clients', or rather my, money.

They even wanted me to ID m,self. No freehold title was deduced initially, but when it was it was defective! Replies to requisitions were faxed through on the day of completion containing their undertaking, for what that's worth, to redeem a mortgage.

I am not holding my breath! It felt as if the file had been delegated to that new secretary aged 16 who started work last week. "Oh, it's only a sale with no related purchase, what could possibly go wrong!"