My aunt advised me that in buying a property in Crofton there could be a number of restrictions prohibiting external changes to the property. Is this right?

We are aware of anumerous of properties in Crofton which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Crofton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Are all Crofton Conveyancing Quality Solicitors on the Nationwide conveyancing panel?

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

I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being difficult. The Crofton solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I used Arc property Solicitors several years ago for my conveyancing in Crofton. Now, I need my documents but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Crofton of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Crofton is the location of the property. What do you suggest?

Flying freeholds in Crofton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crofton you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crofton may determine 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 residence.

Am I right to be wary that estate agents that I am dealing with are recommending a nationwide conveyancing firm rather than a local Crofton conveyancing practice?

As is the case with lots of service providers, often suggestions from connections can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend solicitors to choose. On occasion these solicitors might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the endorsement. You have the discretion to choose your preferred lawyer. Don't forget that some banks operate an approved list of law firms you have to use for the mortgage related work in your transaction.

I'm remortgaging a bungalow in Crofton. I can find my conveyancer's company on the Law Society's list, but I can't find my lawyer's name as listed on the regulator's website. Should I be concerned?

Not all staff in the company must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unqualified staff.