We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would much rather instruct a specialised conveyancing solicitor in Ringmer?

Do check but the chances are that appoint one of their panel lawyers if you take up the "fee-free" deal. Call the mortgage company and determine if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Ringmer.

Are all Ringmer Conveyancing Quality Solicitors on the Nottingham conveyancing panel?

Some major banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

The mortgage over my property is with Aldermore for my property in Ringmer. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?

Your original mortgage agreement with Aldermore will provide that you need their approval prior to letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel solicitor.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Ringmer bank branch on numerous occasions and was informed it wasn't a problem and they would lend. My Ringmer conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their published requirements. I simply don't know who is right.

Your solicitor must follow the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

My relative recommended that where I am buying in Ringmer I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is usually included in the estimate for your Ringmer conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Ringmer around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ringmer Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Ringmer Education with maps and statistics, Local Amenities and other useful data concerning Ringmer.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Ringmer?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Ringmer. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I was told by my bank that their approved conveyancers work on no sale no charge basis for conveyancing in Ringmer. My purchase fell through and now the conveyancers have requested search fees! They say the fees are seperate!

By promising "no move no fee" Ringmer conveyancing lawyers are writing off their charges for any work done. We must stress this is not to be regarded as an insurance scheme. you will still need to cover any costs that your conveyancer has outlayed for you such as Ringmer local authority checks