I am considering applying for a RBS mortgage for purchase of a new build (under development) in Woodingdean with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?

There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

We previously appointed conveyancers based in Woodingdean on the Nationwide solicitor panel. They are now charging me a further amount for handling the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer can levy a fee for this. The charge is not set by Nationwide but by your Woodingdean conveyancer. Numerous firms on the Nationwide panel will charge an ‘acting for lender’ fee but some firms include it on their overall fee.

My wife and I are spending time viewing houses in Woodingdean and I am now considering a potential offer. Is it wise to have my conveyancing practitioner on ‘stand by’? I will be getting a home loan with Bank of Ireland.

It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are getting a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.

Completion of my remortgage has taken place for my property in Woodingdean. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

It has been 4 months following my purchase conveyancing in Woodingdean concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Woodingdean is the location of the property. What do you suggest?

Flying freeholds in Woodingdean are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Woodingdean you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodingdean may decide 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 premises.

I wish to sublet my leasehold apartment in Woodingdean. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Some leases for properties in Woodingdean do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Woodingdean Leasehold Conveyancing - A selection of Queries Prior to buying

Are any of leasehold owners in arrears of their service charge payments? How many years are left on the lease? Who takes responsibility for maintaining and repairing the building?