I am buying a 3 bedroom semi in Brading. The intention is to an extension at the rear at the house.Will the conveyancing process include investigations to ascertain if these alterations are permitted?

Your conveyancer should check the registered title as conveyancing in Brading can sometimes reveal restrictions in the title deeds which prevent certain works or require the consent of a 3rd party. Many additions require local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.

We previously appointed conveyancing lawyers located in Brading on the Kent Reliance solicitor panel. They have just invoiced me a further amount for dealing with the Kent Reliance mortgage. Is this an additional conveyancing fee specified by Kent Reliance?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your solicitor may charge a fee for this. This fee is not set by Kent Reliance but by your Brading lawyer. Plenty of firms on the Kent Reliance panel will levy an ‘acting for lender’ fee but some practices incorporate it on their overall fee.

Two weeks ago we had a mortgage agreed in principle with Lloyds. Brading conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Lloyds?

There is no definitive answer here. Have Lloyds done the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Are there restrictive covenants that are commonly picked up during conveyancing in Brading?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Brading. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Due to the advice of my in-laws I had a survey completed on a house in Brading in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies will not grant a loan on such a house.

It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Brading. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Brading to see if the conveyancing will be more expensive.

I was recommended by numerous estate agents in Brading to get a quote from a solicitor using your seach tool. Is there a financial inducement for Estate Agents to promote your lawyers rather than another?

We don’t make any financial incentive for directing people to this site. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

Me and my wife are selling a Brading ground floor flat left to us seven years ago in 2010. I have over a decades worth of conveyancing knowledge and, now retired, see no reason not to do the conveyancing. The purchaser's conveyancer has informed me that their Lenders will not allow us to do our own conveyancing insisting the funds to be passed via a solicitor's bank account.

Mortgage instructions to solicitors from all mainstream lenders specify that If the seller does not have legal representation the buyer’s lawyers should check whether the lender needs to be told so that a decision can be made as to whether or not they are prepared to progress.