I am getting a mortgage with Lloyds. I would like to retain the legal services of a Licensed Conveyancer in Rowlands Gill. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

In what way does my ID and proof of funds have anything to do with my conveyancing in Rowlands Gill? What am I being asked for?

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identity of the potential client they are dealing with before they can accept their conveyancing instruction. The Terms and Conditions that you are required to sign will no doubt stipulate this. Your lender will also require certain documents to be viewed. If you refuse to hand over ID verification documents, your solicitor will not be able to take you on as a client.

My wife and I are purchasing a property in Rowlands Gill. I might seem paranoid but how we can trust a solicitor? On completion day we will need to deposit our life savings into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

A colleague informed me that in purchasing a property in Rowlands Gill there may be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?

There are a number of properties in Rowlands Gill which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Rowlands Gill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

When it comes to lenders such as Virgin Money, do Rowlands Gill solicitors incur a yearly amount to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Rowlands Gill is where the house is located. Can you shed any light on this issue?

Flying freeholds in Rowlands Gill are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rowlands Gill 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 Rowlands Gill 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.

Helen (my wife) and I may need to rent out our Rowlands Gill 1st floor flat temporarily due to a new job. We used a Rowlands Gill conveyancing practice in 2003 but they have closed and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your previous Rowlands Gill conveyancing solicitor is no longer around you can check your lease to see if you are permitted to let out the property. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you must obtain consent via your landlord or other appropriate person before subletting. This means that you cannot sublet in the absence of first obtaining consent. The consent must not not be unreasonably withheld. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

Rowlands Gill Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying

It would be sensible to find out as much as you can concerning the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to every day matters like the upkeep of the communal areas. Ask other tenants what they think of them. On a final note, find out the dates that you are obliged pay the service charge to the relevant party and specifically what it includes. How much is the annual maintenance fee and ground rent?