I plan on acquiring an apartment in Long Melford. My lawyer has never been on on the lender approved panel. Is it possible for me to appoint my Long Melford conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?

You have numerous choices available to you here

• Complete the purchase with your chosen Long Melford lawyer but your lender will no doubt appoint a conveyancing practitioner on their conveyancing panel. This will result in additional cost and potential delay.
• Choose a fresh conveyancer to act in the purchase, ensuring that they are on the bank conveyancing panel.
• Convince your conveyancer to seek to join the mortgage company panel

My solicitor has uncovered a a legal deficiency with the lease for the apartment we are buying in Long Melford. The other side have suggested title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancer says that he must ensure that the mortgage company is willing to move forward with this solution. Are we the client or is the lender?

Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the mortgage company are the client. These conveyancing instructions have to be complied with.

How up to date is your search tool for Long Melford conveyancing solicitors on the Kent Reliance conveyancing panel? Do Kent Reliance send you an updated list?

Long Melford conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Long Melford is the location of the property. Can you shed any light on this issue?

Flying freeholds in Long Melford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Long Melford 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 Long Melford 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.

Is it true that a Long Melford conveyancing company has court proceedings brought against them by clients for not carrying out the right conveyancing searches?

We are not aware of such a Long Melford conveyancing claim but it has been reported that, clients purchasing a property in Cumbria successfully sued their lawyer as a consequence of development plans to build a wind farm failing to be identified in conveyancing searches.

Where you are thinking of buying a home in Long Melford It is important that your conveyancer carry out all Long Melford conveyancing searches required to ensure you have accurate and current information ahead of purchasing a home in Long Melford.