I am expecting a mortgage with Nat West. I intend to use a Licensed Conveyancer in Grange Over Sands. Does the Nat West Solicitor panel include Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

I own a freehold premises in Grange Over Sands but still invoiced for rent, why is this and what is this?

It is rare for properties in Grange Over Sands and has limited impact for conveyancing in Grange Over Sands 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 date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

We wanted to use a conveyancing solicitor in Grange Over Sands for our house purchase. Our financial adviser has since notified us that our bank Barclays Direct won't deal with them. Surely this is unduly restrictive?

A decade ago most banks had a different appetite for risk. Almost all Grange Over Sands conveyancing firms would have been on many mortgage company panels. The FSA in 2010 carried out a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms concerning their operations and their employees and establishing certain criteria such a completing on a minimum volume of transactions. Many Grange Over Sands conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Grange Over Sands is amongst the many areas where the lawyers we list are on the panel for Barclays Direct.

Me and my brother have a renovated Georgian house in Grange Over Sands. Conveyancing practitioner represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching property. Is it worth asking Nottingham Building Society to clarify?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Grange Over Sands and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Grange Over Sands is where the house is located. Can you shed any light on this issue?

Flying freeholds in Grange Over Sands 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 Grange Over Sands you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grange Over Sands 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.