I require conveyancing for a flat in a fairly new development (seven years old) in St Nicholas. Almost all the properties are already disposed of. Is it really necessary to order local searches for my conveyancing in St Nicholas?

A big part of the St Nicholas conveyancing process is the conveyancing searches. There are hundreds search providers who offer St Nicholas conveyancing searches, as well direct from the local authority. These are usually referred to as personal search providers due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authoritative source.

I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to instruct a St Nicholas based conveyancing firm?

Do check but the the likelihood is that appoint one of their panel solicitors if you accept the "fee-free" deal. Call the lender to determine if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near St Nicholas.

I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a house in St Nicholas? or Apparently there is an ancient law that could mean that homeowners residing in a parish church boundary may be liable to pay for maintenance towards the chancel within the church. Is this a legitimate concern for conveyancing in St Nicholas?

Unless a previous acquisition of the house took place post 12 October 2013 you may expect solicitors carrying out conveyancing in St Nicholas to continue to suggest a chancel search and or insurance against a claim.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. St Nicholas is where the house is located. Can you shed any light on this issue?

Flying freeholds in St Nicholas are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Nicholas you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Nicholas 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.

I am short of a 10% deposit on my house purchase in St Nicholas , but I am keen proceed. Do I have options?

You can accept a lesser deposit. Most sellers will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute