My husband and I are planning to acquire a 1 bedroom flat in Burgess Hill with a mortgage. We have a Burgess Hill lawyer, but the bank says she’s not on their "panel". It seems we have no choice but to instruct one of the lender panel firms or keep our Burgess Hill as well as pay for one of their panel ones to represent them. This feels very unfair; can we not require that the bank use our Burgess Hill ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Burgess Hill conveyancing solicitor to apply to be on the conveyancing panel.

Have just purchased a probate house at auction in Burgess Hill. Conveyancing is needed. What are my next steps?

Given that you are now for all intents and purposes signed on the dotted line you will need to choose a conveyancing solicitor quickly as you will have a fast approaching a fixed date to complete the purchase. All auction property should have a bespoke legal set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must pass this on to the conveyancer instructed by you ASAP. Do make sure that that you have the requisite funding organised to complete on the date specified in the contract.

I have paid off my mortgage with . I assume I don't need a Burgess Hill on the panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I was told four weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Burgess Hill is approved on their conveyancing panel? have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

I understand that there are debates on Chancel Insurance on online forums. Do I require this when buying a residence in Burgess Hill? or Apparently there is a law dating back centuries that means some owners of property residing in a parish church boundary will be compelled to pay for maintenance towards the chancel within the church. Is this relevant for conveyancing in Burgess Hill?

Unless a previous purchase of the house completed post 12 October 2013 you could assume that solicitors carrying out conveyancing in Burgess Hill to remain recommending a chancel search and or chancel repair liability policy.

I am looking for a ground for flat up to £305k and identified one close by in Burgess Hill I like with a park and railway links nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Burgess Hill for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

My folks are unable to locate their Burgess Hill land registry title on the site. They have a vague recollection 50 years ago when they bought the bungalow there were complications concerning the post code not being recognised in some systems.

Nearly all properties in Burgess Hill should show up. Have you attempted a search to just the postcode. Usually it will identify all the residences within the postcode. Where registered it will show up with a title number. Where they bought back in the 60’s it's conceivable it may be unrecorded. The property may still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title deeds which might be with your parent’s lender.