As someone unfamiliar with the Clowne conveyancing process what’s the number one tip you can impart for the house moving process in Clowne

Not many law firms or advisers will tell you this but conveyancing in Clowne or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and others involved in the legal transfer of property. For instance, the vendor, estate agent and on occasion a lender. Selecting a law firm for your conveyancing in Clowne an important selection as your conveyancer is your adviser, and is the ONLY person in the process whose interest is to protect your legal interests and to keep you safe.

We are witnessing a worrying emergence of a "blame" culture- someone must be at fault for the process taking so long. We recommend that you should always trust your conveyancer above the other players in the home moving process.

Can you clarify what the consequences are if my solicitor is removed from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Clowne?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

When it comes to lenders such as Coventry BS, do Clowne solicitors have to pay an annual charge to be on the conveyancing panel?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I have a mortgage with HSBC for my property in Clowne. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?

HSBC must be informed of your intention in advance of renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel lawyer.

I recently had an offer accepted on an apartment in Clowne. My financial adviser suggested a property lawyer. I paid an upfront payment of £225. Not long after, the solicitor contacted me sheepishly admitting that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Due to the encouragement of my in-laws I had a survey completed on a property in Clowne before retaining conveyancers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some mortgage companies may refuse to give a loan on a flying freehold property.

It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Clowne. Conveyancing will be smoother if you use a solicitor in Clowne especially if they are acquainted with such properties in Clowne.

I need to instruct a conveyancing solicitor for some conveyancing in Clowne. I happened to land on a web site which seems to have the ideal solution If it is possible to get all formalities completed via web that would be ideal. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?