I was referred a solicitor who has sent a quote for £1700 for freehold conveyancing in Isle of Sheppey. I’m selling a Georgian detached home for £300,000. This seems overpriced. Is it in excess of the average fee for conveyancing in Isle of Sheppey?

The charges are a little high. Where you are happy to expend time scrutinising fee on a like for like basis you might shave off some of the cost by say £125. That being said, you mightcome to rue opting for an a cheaper lawyer. Don't forget to ensure that the conveyancer can act for your mortgage company. You can make use of our comparison tool to locate a Isle of Sheppey conveyancing company on the banks conveyancing panel which can often include conveyancing solicitors in Isle of Sheppey.

What does my ID and proof of funds have anything to do with my conveyancing in Isle of Sheppey? Is this really necessary?

In order to comply with Money Laundering Regulations any Isle of Sheppey conveyancing firm will require evidence of your identity in all conveyancing matters. This is normally satisfied by provision of a passport and an original bank statement or utility account evidencing where you reside.

In accordance with Money Laundering Regulations, conveyancing solicitors are obliged by law to check not simply the ID of conveyancing clients but also the source of the money that they receive in respect of any matter. An unwillingness to disclose this may result in your lawyer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to inform the appropriate authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.

I have a semi-detached Victorian house in Isle of Sheppey. Conveyancing practitioner acted for me and Lloyds TSB Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Isle of Sheppey and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who conducted the work.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Isle of Sheppey is where the house is located. What do you suggest?

Flying freeholds in Isle of Sheppey are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Isle of Sheppey 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 Isle of Sheppey 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 property.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.