I am obtaining a mortgage offer from Lloyds. My intention is to enlist the help of a Licensed Conveyancer in Alfriston. Does the Lloyds Conveyancing panel exclude Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

This question may be naive but I am new to the home buying as a 1st time buyer of a garden flat in Alfriston. Do I pick up the keys to the premises on the completion date from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Alfriston?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s conveyancers, and once they have received this, you will be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

I am being told by my conveyancer that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Alfriston conveyancing?

The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Santander and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.

Is it the case that all Alfriston CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved solicitors?

It is true that some lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I have a terraced Victorian property in Alfriston. Conveyancing lawyer acted for me and Skipton Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Alfriston and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing practitioner who carried out the work.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Alfriston is the location of the property. Can you shed any light on this issue?

Flying freeholds in Alfriston are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Alfriston 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 Alfriston 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 property.

My friend mentioned that when selecting a conveyancing solicitors they must be approved by your mortgage company. I am first time buyer with but I have an offer in principle from Virgin Money and I already have a bricks and morter conveyancing solicitor in Alfriston lined up. Does Santander require an approved solicitor to be instructed? If so, where can I find that list for my conveyancing in Alfriston?

You should use a solicitor that is on the Santander panel. Just ring your chosen Alfriston conveyancing lawyer and ask if they are on the Santander panel. If they are not approved you have a number of choices available to you here:

• Proceed with your chosen Alfriston conveyancing practitioner but Santander will undoubtedly appoint a lawyer from their approved list. The net impact is additional fees and probable delay.
• Appoint a new conveyancing practitioner to act in the purchase, obviously checking they are on the Santander conveyancing panel.
• Convince your lawyer to do everything within their powers to get accepted on the Santander panel of solicitors.