I have an AIP. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather appoint a Lymington based conveyancing firm?

Do check but the the probability is that appoint one of their panel lawyers if you accept the "fee-free" deal. Speak to the bank and explore if they make available a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Lymington.

My wife and I buying a end of terrace house in Lymington. The intention is to carry out a loft conversion at the property.Will the conveyancing process involve investigations to determine if these alterations are allowed?

Your conveyancer will review the registered title as conveyancing in Lymington will occasionally reveal restrictions in the title documents which prohibit certain changes or need the consent of another owner. Some additions need local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.

Does a directory service exist listing Barclays panel solicitors in Lymington on the Council of Mortgage Lender’s Website?

No. There is no such facility on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings viewable over the internet. If you are looking for a Lymington conveyancing practitioner on the Barclays please use our tool.

I am selling my house. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Lymington solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Should our solicitor be asking questions about flooding as part of the conveyancing in Lymington.

Flooding is a growing risk for lawyers dealing with homes in Lymington. There are those who purchase a house in Lymington, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Lymington. The standard completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to discover if the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a buyer could commence a compensation claim as a result of such an incorrect reply. The purchaser’s solicitors should also carry out an enviro report. This will reveal whether there is any known flood risk. If so, additional investigations should be initiated.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Lymington is the location of the property. What do you suggest?

Flying freeholds in Lymington are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lymington you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lymington 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 partner has urged me to instruct his lawyers for conveyancing in Lymington. Should I find my own solicitor?

Much as we are happy to recommend a Lymington conveyancing lawyer the ideal way to select a conveyancing solicitor is to have feedback from friends or relatives who have actually experience in using the firm you're considering.