I am in the process of selling my house in Kingsnorth and the EA has just e-mailed to advise that the buyers are switching solicitor. I am told that this is due to the fact that the lender will only work with property lawyers on their approved list. On what basis would a big named lender only work with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Kingsnorth ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Mortgage companies justify this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.

What is the difference between a licensed conveyancer and conveyancing solicitor in Kingsnorth

There are many recorded licenced Conveyancers in Kingsnorth and Solicitor practices in Kingsnorth who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am assisting my sister sell her flat in Kingsnorth. Does the conveyancer commission the energy assessment or it is for the owner to see to?

Following the demise of HIPs, energy performance certificates became a mandatory component of selling a property. An energy assessment needs to be commissioned prior to the property being marketed. It is not a task that solicitors ordinarily arrange. If you are using a Kingsnorth conveyancing lawyer they may help arrange energy performance certificates due to their contacts with long established Kingsnorth energy assessors

I am being advised by my lawyer that absentee landlord insurance is necessary on my purchase. What is the level of cover for Kingsnorth conveyancing?

The right level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

Will our solicitor be asking questions about flooding as part of the conveyancing in Kingsnorth.

Flooding is a growing risk for solicitors dealing with homes in Kingsnorth. Plenty of people will acquire a house in Kingsnorth, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, but there are a various searches that can be carried out by the buyer or by their conveyancers which should give them a better understanding of the risks in Kingsnorth. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to find out whether the property has historically flooded. In the event that flooding has previously occurred which is not notified by the vendor, then a buyer may issue a legal claim for losses resulting from an misleading reply. A purchaser’s lawyers will also order an enviro search. This should higlight if there is any known flood risk. If so, further investigations should be made.

I've recently found out 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 simple, chain free conveyancing. Kingsnorth is the location of the property. Can you shed any light on this issue?

Flying freeholds in Kingsnorth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kingsnorth you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kingsnorth may decide 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 premises.

My husband and I are new on the property ladder - had an offer accepted, yet the estate agent has warned us that the vendor will only issue a contract if we appoint their recommended conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Kingsnorth

We suspect that the seller is not behind this request. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the vendors directly and make sure they understand (a)you are serious buyers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Kingsnorth conveyancing lawyers - as opposed tothe ones that will earn the negotiator at the agency a kickback or meet his conveyancing thresholds demanded by head office.