My mortgage broker has requested my Whitstable law firm’s panel member for the Nationwide conveyancing panel. What is the best way to find this out. I have tried my local Whitstable office but they have not responded to me.

The sensible thing to do is ask for this information from your Whitstable conveyancer . Most Whitstable law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

I am the registered owner of a freehold premises in Whitstable yet charged rent, why is this and what is this?

It is rare for properties in Whitstable and has limited impact for conveyancing in Whitstable but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

Should our solicitor be raising questions regarding flooding during the conveyancing in Whitstable.

Flooding is a growing risk for conveyancers dealing with homes in Whitstable. Plenty of people will buy a property in Whitstable, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, but there are a number of checks that may be carried out by the buyer or by their lawyers which can figure out the risks in Whitstable. The standard information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to find out whether the property has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the vendor, then a purchaser may issue a claim for damages resulting from an incorrect response. The buyer’s solicitors may also conduct an enviro report. This should higlight whether there is any known flood risk. If so, more detailed investigations will need to be initiated.

I own a renovated Victorian property in Whitstable. Conveyancing solicitor represented me and Barclays Direct. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching address. Is it worth asking Barclays Direct to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Whitstable and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.