Me and my fiance are purchasing a ground floor flat in Strawberry Hill. My lawyer has never been on on the bank conveyancing panel. Is it possible for me to appoint my Strawberry Hill conveyancing solicitor notwithstanding that they are excluded from the lender approved list?

You will need to have a conveyancer to deal with the legal work required when you require a loan to buy your home. They will carry out all the necessary investigations on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is in place. You could select a Strawberry Hill conveyancing practitioner of your choosing. However, where the solicitor selected is not a member of the bank approved list supplemental costs will be incurred as separate legal representation will be required by them. Bank panel applications may be submitted, so where your conveyancer has not previously sought membership they should do so.

As I am unsure how the conveyancing process works what is the most important piece of guidance you can impart regarding purchase conveyancing in Strawberry Hill?

Not many law firms shout this from the rooftops but conveyancing in Strawberry Hill and elsewhere in North London is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of room for friction between you and others involved in the ownership transfer. For example, the vendor, selling agent and sometimes your lender. Selecting a law firm for your conveyancing in Strawberry Hill is a critical decision as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to protect your legal interests and to keep you safe.

Sometimes a third party with a vested interest will try and convince you that it is in your interests to do things their way. For instance, the property agent may claim to be assisting by suggesting your solicitor is slow. Or your financial adviser may tell you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I have an AIP. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather use a high street conveyancing solicitor in Strawberry Hill?

You should check but the chances are that allocate you one of their panel lawyers where you take up the "fee-free" offer. Contact the mortgage company and see if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Strawberry Hill.

The deeds to our home can not be found. The conveyancers who did the conveyancing in Strawberry Hill 4 years ago have long since closed. What are my next steps?

In today’s world there are copies made of almost everything, and your conveyancer will know precisely where to locate all the appropriate documentation so you can purchase or sell your property without any difficulty. Where duplicates can’t be located, your lawyer may be able to arrange cover in the form of insurance or indemnities against future claims on your premises.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Strawberry Hill is the location of the property. What do you suggest?

Flying freeholds in Strawberry Hill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Strawberry Hill you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Strawberry Hill 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 residence.