My partner and I are hoping to purchase a house in Rustington and have instructed a Rustington conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. have this morning contacted us to inform me that there is now an issue as our Rustington solicitor is not on their conveyancing panel. What do we do from here?

When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Rustington solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

Do commercial conveyancing searches disclose impending roadworks that could impact a commercial land in Rustington?

Its becoming the norm that commercial conveyancing solicitors in Rustington will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Rustington. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rustington.

For each commercial conveyancing transaction in Rustington it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Rustington commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Rustington.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Rustington is the location of the property. What do you suggest?

Flying freeholds in Rustington 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 Rustington you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rustington 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 residence.

I'm converting the mortgage on my primary property to a buy to let mortgage with and I will use the rest of the raised equity as a down payment on further house. The area we are interested in is Rustington. Will your solicitors be able to act for the two mortgage companies and link together the conveyances?

Do use our search tool on this page to be sure that the solicitors are on the relevant lender panels. On the basis that they are the conveyancer should be able to tie up the two transactions but you should talk with you lawyer and communicate your expectations and needs.

I am looking at a couple of flats in Rustington which have approximately 50 years unexpired on the leases. Will this present a problem?

There are plenty of short leases in Rustington. The lease is a legal document that entitles you to use the property for a period of time. As a lease gets shorter the value of the lease deteriorates and it becomes more expensive to acquire a lease extension. This is why it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage companies may be unwilling to lend money on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional help from a solicitor and surveyor with experience in this area.

Rustington Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing

How many of the leaseholders are in arrears for their service charge payments? Who are the managing agents?