Some advice if I may. My Honiton lawyer is assuring me that she is duty bound toconduct Honiton conveyancing searches stemming from the fact thatthe firm are on the HSBCapproved lawyer panel. Is this really necessary?

You have limited options available to you. Given that you are taking out a loan with a bank 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 comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Honiton conveyancing searches.

It is 10 years ago since I bought my house in Honiton. Conveyancing solicitors have now been appointed on the sale but I am unable to find the deeds. Is this a problem?

Don’t worry too much. First there is a possibility that the deeds will be kept by your lender or they could be archived with the solicitor who handled your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Honiton involves registered property but in the unlikely event that your home is not registered it is more of a problem but is not insurmountable.

A friend advised me that where I am buying in Honiton I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally quoted for as part of the standard Honiton conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Honiton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Honiton Education with maps and statistics, Local Amenities and other useful information concerning Honiton.

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

Flying freeholds in Honiton 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 Honiton you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Honiton 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 premises.

Are all Honiton property lawyers on every lender conveyancing panel?

The Lexsure search tool on this page may be of use or you can drop into your high street bank branch in Honiton. Chances are that they can recommend conveyancing solicitors in Honiton