My home in Brompton is up for sale and I have a purchaser. Does my property lawyer have to be required to be on the Co-operative conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Co-operative 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 conditions fairly frequently currently.

I am being told by my conveyancer that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Brompton?

The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Barclays and Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such policies.

When it comes to lenders such as Nottingham, do Brompton conveyancers incur a fee to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

Completion of my remortgage has taken place for my property in Brompton. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I purchased a renovated Georgian property in Brompton. Conveyancing solicitor acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching address. Is it worth asking Lloyds TSB Bank to clarify?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brompton and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing practitioner who conducted the work.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Brompton is where the house is located. What do you suggest?

Flying freeholds in Brompton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brompton 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 Brompton may determine 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.

Why do I have to provide my conveyancing practitioner with a list of items of ID ahead of starting my conveyancing in Brompton?

Brompton solicitors are duty bound by the Law Society, SRA, HMLR and current Money Laundering legislation to certify that the have checked the identity of their clients. It is also sometimes a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, national insurance number and DOB.