My wife and I are intent on buying a ground floor flat in Brandesburton. My lawyer has never been on on the lender approved panel. Can I still continue with my Brandesburton conveyancing solicitor notwithstanding that they are not on the bank panel?

Various options include

• Complete the deal with your chosen Brandesburton property lawyer but your bank will undoubtedly use a conveyancer from their approved panel. This will result in additional fees and likely interruption.
• Appoint a new conveyancer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
• Convince your lawyer to attempt to join the bank panel

I need some expedited conveyancing in Brandesburton as I have a deadline to sign on the dotted line in less than one month. Luckily I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?

If.Given you are are a cash buyer you are at free not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Brandesburton the following are examples of issues that can be revealed and therefore affect the marketability of the property: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...

The deeds to our home can not be found. The solicitors who handled the conveyancing in Brandesburton 5 years ago are no longer around. What do I do?

As long as the title is registered the details of your proprietorship will be evidenced by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, find your property and get up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.

The estate agent has sent us the confirmation of our purchase of a new build flat in Brandesburton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Brandesburton

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Brandesburton is the location of the property. Is there any guidance you can impart?

Flying freeholds in Brandesburton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brandesburton you must be sure that your lawyer goes 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 Brandesburton 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.