Am I correct in assuming that the fact that my conveyancer in Gorleston is not on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Gorleston conveyancing practice and enquire why they are no longer on the approved list for your lender.

Some advice if I may. My Gorleston lawyer is advising me that she is duty bound toapply for Gorleston conveyancing searches asthe firm are on the Santanderconveyancing panel. These Gorleston checks cost a lot of money can this be avoided?

You have limited options available to you. As you are obtaining a home loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Gorleston conveyancing searches.

I am the registered owner of a freehold house in Gorleston yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Gorleston and has limited impact for conveyancing in Gorleston but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

I opted to have a survey completed on a house in Gorleston prior to instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may refuse to grant a mortgage on such a home.

It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Gorleston. Conveyancing may be slightly more expensive based on your lender's requirements.

I see that you have a search directory listing firms on the mortgage company conveyancing panel. Do Gorleston conveyancing companies pay you a referral fee if I retain them for my conveyancing?

We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Gorleston.