Unfortunately I am unable to travel far from Stallingborough. Is there a reason why all Stallingborough conveyancers are not on all mortgage company panels?

Before the recession most lenders demonstrated an attitude to risk which is different than today. The financial regulator in 2010 instigated a thematic review into property fraud which concluded: know the conveyancing practitioners on your panel. Consequently, lenders have subsequently soughtmore data from law firms about their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Thousands of firms have found themselves excluded from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the minimum amount of transactions the mortgage companies required.

Can you explain why leasehold purchase conveyancing in Stallingborough is more expensive?

The conveyancing charges for a leasehold premises in Stallingborough is often more expensive when contrasted to a freehold acquisition or disposal. This is due to the extra work necessary in communicating with the freeholder and management company to collate the evidence about whether the rent and service charges have been cleared and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the building.

Do commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Stallingborough?

Its becoming the norm that commercial conveyancing solicitors in Stallingborough will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Stallingborough. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stallingborough.

For each commercial conveyancing transaction in Stallingborough it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Stallingborough commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Stallingborough.

I have a renovated Edwardian property in Stallingborough. Conveyancing practitioner acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching address. Is it worth asking Clydesdale to clarify?

You should review 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stallingborough and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing solicitor who conducted the purchase.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Stallingborough is the location of the property. What do you suggest?

Flying freeholds in Stallingborough are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stallingborough you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stallingborough may ascertain 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 property.