Are you able to suggest a Clydesdale allowed Lymington conveyancing solicitor that can complete within two weeks? Would it be better to use a high street Lymington firm or a nationwide conveyancer?

We can recommend some very good Lymington conveyancing firms. Another option is to visit the high street in Lymington. Visit some well established law practices and request to see a conveyancing solicitor for a quote. Mention your expectations together with the reasons and get a commitment on your deadline. Select the lawyer that appears most efficient.

We're in Lymington, First time buyers purchasing with a mortgage (lender is Leeds Building Society , and our solicitor is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

If you had a top tip for selecting a conveyancing solicitor in Lymington what would it be?

We would encourage you not to go for the cheapest Lymington conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Lymington solicitor on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

After what seems like an age I have had an offer on a maisonette in Lymington accepted, but there is a chain. The vendors have put an offer on on an apartment, but it’s not yet agreed to, and have viewings of other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Lymington. What do I do now? When do I get the mortgage application with Clydesdale going?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then valuation, Lymington conveyancing search fees, etc). The first thing to do is check that your lawyer is on the Clydesdale approved list. Regarding the next steps this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a rising market the majority of purchasers would apply for a home loan with Clydesdale and arrange for the valuation and only if it comes back ok would they pay their conveyancer to press on with the conveyancing in Lymington.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Lymington is where the house is located. Can you offer any guidance?

Flying freeholds in Lymington are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lymington you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lymington may ascertain 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.

Am I right to be suspicious by 3rd parties that I am dealing with are recommending an internet conveyancing firm rather than a High Street Lymington conveyancing company?

As with lots of professional services, often input from connections can be worth their weight in gold. Yet there are many people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend solicitors to retain. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You are at liberty to select your own lawyer. You need to be aware that some mortgage providers operate an approved list of law firms you must use for the mortgage aspect of your conveyancing.