I can't travel far from Ringmer. Please clarify why all Ringmer property lawyers are not on all mortgage company panels?

As unjust as it may appear for mortgage companies to limit who can act for them, from the public’s or solicitor’s standpoint, the flip side is that banks are becoming ever more anxious and feel it imperative to defend themselves against illegal activities. As a result of this concern lenders are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.

My nephew is buying a house that has just been built in Ringmer with a home loan from Leeds Building Society. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I have a semi-detached Georgian property in Ringmer. Conveyancing solicitor acted for me and Coventry Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ringmer and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing solicitor who conducted the purchase.

Due to the advice of my in-laws I had a survey completed on a property in Ringmer prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend not give a mortgage on a flying freehold premises.

It varies from the lender to lender. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ringmer. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ringmer to see if the conveyancing will be more expensive.

I have been looking for Ringmer competitive conveyancing fees. Can I be sure that all the Ringmer firms that are listed on your directory are on the lender conveyancing panel?

The law firms on our directory have assured us via an online form that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Ringmer firm being on the bank conveyancing panel is incorrect.