Me and my partner are buying a 1 bedroom flat in Pulborough with a mortgage. We like our Pulborough conveyancer, but the mortgage company advise she’s not on their "panel". It seems we have no option but to select one of the lender panel conveyancing practices or keep our Pulborough lawyer and pay for one of their panel ones to represent them. This seems very unfair; are we not able to require that the bank use our Pulborough conveyancer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Pulborough conveyancing solicitor to apply to be on the conveyancing panel.

Should my conveyancer be raising enquiries regarding flooding during the conveyancing in Pulborough.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Pulborough. Some people will purchase a house in Pulborough, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or by their lawyers which will give them a better understanding of the risks in Pulborough. The standard completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to determine if the property has suffered from flooding. If the residence has been flooded in past which is not revealed by the owner, then a purchaser could issue a claim for damages as a result of such an incorrect response. A buyer’s conveyancers should also commission an enviro search. This will disclose if there is any known flood risk. If so, further inquiries should be carried out.

Despite weeks of looking the Title Certificate and documents to our house are lost. The conveyancers who did the conveyancing in Pulborough 4 years ago have long since closed. Will I be able to sell the house?

You no longer need to have the physical original deeds to prove you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.

I was advised by a number of selling agents in Pulborough to select a solicitor on your site. What’s the financial incentive for Estate Agents to promote your site over a competitor’s?

We don’t offer any financial incentive for sending work our way. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

My husband and I are 18 days into a freehold purchase having been referred to conveyancers by the local agent to handle our conveyancing in Pulborough. We are not happy. Can you help me find new lawyers?

A lawyer would have to be really bad to suggest diss instructing them. Has the mortgage offer been generated? If so you will need to make them aware of the replacement conveyancer and ensure the mortgage documents are re-issued. The solicitor ideally should be on the banks approved list to avoid escalating charges and complications. That should be your starting point. The find a solicitor tool will assist you in finding a lender approved solicitor for your home move in Pulborough