We are hoping to purchase a 3 bedroom flat in Dersingham with a mortgage. We like our Dersingham solicitor, however the bank advise he's not on their "panel". It appears that we have no option but to instruct one of the mortgage company panel conveyancing practices or continue with our Dersingham conveyancer as well as pay for one of their panel lawyers to represent them. This feels very unfair; can we not require that the mortgage company use our Dersingham lawyer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Dersingham conveyancing lawyer to apply to be on the conveyancing panel.

What does my ID and proof of funds have anything to do with my conveyancing in Dersingham? What am I being asked for?

Dersingham conveyancing solicitors and indeed property practitioners accross the UK have a duty under money laundering regulations to check the identity of any client with a view to ensure that clients are who they say they are.

Conveyancing clients will need to provide two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Utility Bill no more than three months).

Confirmation of the origin of funds is also required under the money laundering laws as lawyers have a duty to ensure that the funds you are using to buy a property (be it the exchange deposit or the total purchase amount if you are buying mortgage free) has originated from legitimate source (such as an inheritance) as opposed to the product of criminal activity.

I know that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a house in Dersingham? or Apparently there is a law dating back centuries that could mean that owners of property residing in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this relevant for conveyancing in Dersingham?

Unless a previous acquisition of the house took place after 12 October 2013 you may assume that conveyancing practitioners delivering conveyancing in Dersingham to remain recommending a chancel search and or chancel repair liability insurance.

I am purchasing a new build house in Dersingham benefiting from help to buy. The developers would not budge the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not disclose to my solicitor about this deal as it may put at risk my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the advice of my in-laws I had a survey completed on a house in Dersingham before appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders may not give a mortgage on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. If you call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dersingham. Conveyancing may be slightly more expensive based on your lender's requirements.