Is the fact that my conveyancer in Pagham is not on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable 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 most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Pagham conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Why do I have to pay up front when it comes to conveyancing in Pagham?

Where you are retaining lawyers for conveyancing in Pagham your solicitor will ask you place them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is as part of the purchase price then this will be required immediately before contracts are exchanged. Any further balance that is due should be transferred a few days prior to the completion date.

I am buying a new build flat in Pagham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Pagham

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision.

Due to the input of my in-laws I had a survey completed on a house in Pagham ahead of instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some lenders tend not issue a mortgage on this type of premises.

It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. If you call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pagham. Conveyancing will be smoother if you use a solicitor in Pagham especially if they are acquainted with such properties in Pagham.

My wife and I have recently had an offer accepted on a flat and had an appointment on Monday with HSBC for the mortgage. They have informed us that when it comes to appointing a lawyer that unless they are on their approved panel of solicitors then we will be subject to an an additional fee of £250+. This is because they would then have to instruct a conveyancer to act on their behalf in addition to the one we select on our behalf and we assume responsibility for their invoice. I have requested HSBC to supply me with a list so I can request estimates only from their approved lawyers but was told they dont have such a list to hand over. Is their an easier way of going about this?

You should ask HSBC what their panel criteria is for a solicitor.Then ask the conveyancing practitioner of your choice whether they meet the criteria and have they acted on mortgages for HSBC historically. Where the answer to those is yes, then just double check with HSBC. Alternatively please utilise our search tool and we should be able to find you a property lawyer in Pagham on the panel for HSBC.