We were about to instruct a conveyancing solicitor in Ditchling recommended on your site but stumbled across alternative estimates on the internet look cheaper – how come?

There are plenty of conveyancers marketing theoretically looks to be cut price. We would encourage you to think twice about how important this transaction is to you that you are willing to be penny wise pound foolish over the standard of the conveyancing. Many of them list a low fee to grab your attention but plant additional charges in the fine print..

My fiance and I are hoping to buy a newly converted apartment in Ditchling with a loan from Platform Home Loans Ltd.We have a Ditchling conveyancing practitioner but Platform Home Loans Ltd informed us he's not on their "panel". It seems we have little choice but to instruct a Platform Home Loans Ltd panel solicitor or retain our local solicitor and pay for a Platform Home Loans Ltd panel lawyer to act for them. This seems very unfair; Can we not simply insist that Platform Home Loans Ltd use our lawyer?

No, not really. The home loan offered to you is subject to its various provisions, a common one being that solicitors will be on the Platform Home Loans Ltd solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd

There are plenty of conveyancing solicitors in Ditchling but how do I know who I should use?

We would encourage you not to go for the cheapest Ditchling conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My solicitor has informed me that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Ditchling?

The appropriate level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

I had a mortgage agreed in principle with Nationwide. Ditchling conveyancing solicitors have been instructed. How long does it take for Nationwide to issue the offer to the property lawyer?

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

I'm purchasing my first flat in Ditchling with a mortgage from Virgin Money. The builders refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my conveyancer about the deal as it would adversely affect my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Ditchling is where the house is located. Can you shed any light on this issue?

Flying freeholds in Ditchling are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ditchling 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 Ditchling may ascertain 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.