My fiance and I are acquiring a maisonette in Rowlands Gill. My lawyer has never been on on the lender approved list. Is it possible for me to continue with my Rowlands Gill conveyancing solicitor notwithstanding that they are excluded from the lender approved list?

You have numerous alternatives open to you here

• Proceed with your chosen Rowlands Gill but your mortgage company will no doubt retain a from their conveyancing panel. The net result is additional charges and probable delay.
• Appoint a new to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
• Convince your lawyer to do everything possible to join the bank’s conveyancing panel

It is is a decade since I bought my property in Rowlands Gill. Conveyancing lawyers have just been retained on the sale but I can't track down the deeds. Will this jeopardise the sale?

You need not be too concerned. First the deeds may be kept by the mortgage company or they could be archived with the conveyancers who handled your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Rowlands Gill involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

We expect to receive a AIP from this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Rowlands Gill solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Rowlands Gill solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Rowlands Gill building society branch on numerous occasions and was advised it wasn't a problem and they would lend. My Rowlands Gill conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I simply don't know who is right.

Provided that the is on the bank panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the 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 left on the lease.

My offer was accepted on a property in Rowlands Gill on , valuation was booked 2 days later, received a clean bill of health. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Are entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would 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.

What does a local search inform me concerning the house we're purchasing in Rowlands Gill?

Rowlands Gill conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search is essential in every Rowlands Gill conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Rowlands Gill is where the house is located. Is there any advice you can impart?

Flying freeholds in Rowlands Gill are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rowlands Gill you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rowlands Gill 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.