Is the fact that my conveyancer in Shoreham By Sea is not on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Shoreham By Sea conveyancing firm and enquire why they are no longer on the approved list for your lender.

My wife and I purchased a terraced Georgian property in Shoreham By Sea. Conveyancing practitioner acted for me and Leeds Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shoreham By Sea and other locations in the country and poses no real issues for owners other than when they sell 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 conveyancing.

I am purchasing a new build house in Shoreham By Sea with a loan from Barnsley Building Society. The developers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not disclose to my conveyancer about the extras as it may adversely affect my loan with Barnsley Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I decided to have a survey carried out on a house in Shoreham By Sea before retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies will not give a loan on a flying freehold home.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. If you e-mail us we can check 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 Shoreham By Sea. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shoreham By Sea to see if the conveyancing costs will increase in light of this.

I am selling my property. My past lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Shoreham By Sea if that makes a difference.

You should use our search tool to help you find a solicitor for your conveyancing in Shoreham By Sea. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.