Is the fact that my solicitor in Nayland is not identified on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Nayland conveyancing practice and enquire why they are no longer on the approved list for your bank.

My wife and I are close to exchanging contracts on the sale of our house in Nayland and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Nayland conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Nayland. We have lived in Nayland for many years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Nayland is where the house is located. Can you offer any opinion?

Flying freeholds in Nayland are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Nayland you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nayland 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.

Are there any apps to assist me to search for a Nayland law firm on the Aldermore conveyancing panel? I have wheels and am prepared to travel upto 25miles to meet the conveyancer.

You can use the tool on this page. Please choose the lender and your location and you will see a number of Nayland conveyancing lawyers located nearest you. We have detailed some Nayland conveyancing firms at the bottom of this page and you can telephone them to verify whether they are on the Aldermore approved list

What are your top tips when it comes to finding a Nayland conveyancing practice to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Nayland conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Nayland conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

How experienced is the firm with lease extension legislation? Can they put you in touch with clients in Nayland who can give a testimonial?

Leasehold Conveyancing in Nayland - Sample of Queries before Purchasing

How many of the leaseholders are in arrears for their service charge payments? The answer will be important as a) areas could cause problems for the building as the communal areas may begin to deteriorate where repairs are not paid for b) if the tenants have an issue with the managing agents you will wish to know about it Be sure to enquire if there are any onerous prohibitions in the lease. By way of example it is fairly common in Nayland leases that pets are not allowed in certain buildings in Nayland. If you love the propertyin Nayland but your cat can’t live with you then you have a very difficult decision.