Me and my fiance are purchasing a 1 bedroom apartment in Rustington with a mortgage. We have a Rustington solicitor, but the bank advise he's not on their "panel". We have to appoint one of the lender panel firms or retain our Rustington conveyancer as well as pay for one of their panel ones to represent them. We consider that this is inequitable; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Rustington conveyancing lawyer to apply to be on the conveyancing panel.

My lawyer has informed me that absentee landlord insurance is needed on my purchase. What is the level of cover for Rustington conveyancing?

The appropriate level of absentee landlord indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such policies.

I am selling my apartment. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being a right pain. The Rustington solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

After what seems like an age I have had an offer on a flat in Rustington agreed to, but there is a chain. The vendors have offered on somewhere, but it’s not yet tied up, and have viewings of other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Rustington. What do I do now? At what point do I apply for the mortgage with Clydesdale?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Rustington conveyancing search fees, etc). The first thing to do is check that your conveyancing practitioner is on the Clydesdale approved list. Concerning the subsequent stages this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. In a buoyant market many buyers will apply for the mortgage with Clydesdale and arrange for the valuation and only if it was satisfactory would they request their property lawyer to press on with the conveyancing in Rustington.

I require fast conveyancing in Rustington as I am under a deadline to complete within 3 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?

If.Given you are not getting a home loan you have the choice not to have searches carried out although no solicitor would suggest that you don't. Drawing on our experience of conveyancing in Rustington the following are examples of what can crop up and adversely affect future mortgageability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Road Schemes,...

I need to instruct a conveyancing lawyer in Rustington for my home move. Is it possible to check a firm’s record with the legal regulator?

You may review documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.

Would local authority permission be necessary to convert a single dwelling into a couple of flats in Rustington? This has taken place to a property opposite to a relative in Rustington and was ignorant of the conversion until it was complete.

Planning consent is required for splitting a single house in Rustington into apartments but possibly not for reverting once again to single dwelling-house so, simply put, yes,a it is required.