I am buying residence in Dronfield. My lawyer has never been on on the mortgage company conveyancing list. Can I still appoint my Dronfield conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?

Your options include

• Proceed with your chosen Dronfield conveyancer but your mortgage company will undoubtedly instruct a conveyancer on their conveyancing panel. This will result in additional cost together with probable delay.
• Choose a fresh conveyancing practitioner to act in the purchase, making sure they are on the lender conveyancing panel.
• Convince your conveyancer to do everything possible to get listed on the lender’s panel of solicitors

AssumingI was to purchase a straightforward housein Dronfield mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to to save on my conveyancing in Dronfield?

The only reduction in fees you would make on is the disbursement for searches. The lawyer is required to do the vast majority of work - money laundering, liaising with your sellers conveyancing practitioner, SDLT submission, register the property etc. You might save a bit for them not having to register a charge but it will not be significant.

Should conveyancers ask for money up-front for conveyancing in Dronfield?

Where you are retaining lawyers for conveyancing in Dronfield your lawyer will ask you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the sale price then this should be needed immediately in advance of exchange of contracts. The closing balance that is needed will be payable a couple of days ahead of the completion date.

I have recentlybeen informed that Arc property Solicitors have closed. They carried out my conveyancing in Dronfield for a purchase of a leasehold flat 12 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?

The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dronfield conveyancing specialists.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Dronfield is the location of the property. Can you offer any assistance?

Flying freeholds in Dronfield are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dronfield you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dronfield 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 premises.