My husband and I are planning to purchase a property in Littlehampton and have appointed a Littlehampton conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. TSB have this afternoon contacted us to advise us that they have now hit a problem as our Littlehampton solicitor is not on their conveyancing panel. Please explain?

When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Littlehampton lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

Me and my partner are due to complete buying a house in Littlehampton but as a consequence of wreckage from the recent storms I have managed to agree compensation from the vendor of £2k taking the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process yet Kent Reliance are not allowing this. Why were they notified?

Any conveyancing practitioner that is on the Kent Reliance conveyancing panel is required to disclose to Kent Reliance of any amendments to the sale price. If you were to refuse your conveyancer to report the price change to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new conveyancing practitioner for your conveyancing in Littlehampton.

It is 10 years ago since I acquired my house in Littlehampton. Conveyancing lawyers have recently been instructed on the sale but I am unable to find my title documents. Is this a major issue?

You need not be too concerned. Firstly the deeds may be retained by your lender or they could stored with the solicitor who handled the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Littlehampton relates to registered property but in the rare situation where your home is not registered it is more tricky but is not insurmountable.

My brother has suggested that I appoint his lawyers for conveyancing in Littlehampton. Should I use them?

No doubt the best way to find a conveyancing lawyer is to have guidance from friends or family who have actually experience in using the conveyancer that you are contemplating using.

What are your top tips when it comes to finding a Littlehampton conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Littlehampton conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Littlehampton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

How many lease extensions has the firm completed in Littlehampton in the last 12 months? How familiar is the practice with lease extension legislation?

Leasehold Conveyancing in Littlehampton - Examples of Queries Prior to Purchasing

The answer will be important as a) areas can cause problems for the building as the common areas may start to deteriorate where maintenance are not paid for b) if the leasehold owners have a dispute with the managing agents you will wish to have full disclosure Does this lease have more than 80 years left? Make sure you discover if the the lease contains any onerous restrictions in the lease. By way of example some leases prohibit pets being permitted in in a block in Littlehampton. If you love the apartmentin Littlehampton however your dog can’t move with you then you will be faced difficult decision.