Am I correct in assuming that the fact that my solicitor in Burwell is not on my lender's solicitor panel that there is a problem with the quality of her work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Burwell conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

The vendors of the house we are looking to purchase are using a conveyancing practitioner in Burwell who has insisted on a lock out agreement with a deposit two thousand pounds. Is it wise to enter into such agreements?

This kind of preliminary agreement is not the norm in Burwell, conveyancers are not keen on them as they divert attention from the primary focus, namely conveyancing and if you end up losing your deposit then the lawyer at best left with an upset client and at worst a litigious one. Secondly, there is no certainty that just because the owner has signed a lock out contract they will complete the sale with you. They may breach the contract if they are offered sufficient offer to do so because an aggrieved purchaser with the benefit of a exclusivity agreement will still be obliged show losses as a consequence of the breach and this may not compare to the financial benefit that the owner may gain by breaching the contract, no matter how morally shameful that may be.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Burwell is the location of the property. Can you shed any light on this issue?

Flying freeholds in Burwell are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Burwell you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Burwell 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 residence.

I'm remortgaging my current property to a buy to let mortgage with Coventry Building Society and intend to use the remaining equity towards a second house. The location we are interested in is Burwell. Will your conveyancers be able to act for both sets of banks and tie in the transactions?

Do use our search tool on this site to be sure that the lawyers are approved by both banks. Having checked that they are the solicitor should be able to connect the two conveyancing matters but you should have a chat with you solicitor and make clear your desired outcome and requirements.

Is planning permission needed to change a single dwelling into multiple flats in Burwell? This has been done to a property next door to a relative in Burwell and was ignorant of the conversion until after the works were complete.

Planning Permission yes. Building Regulations yes.