Am I correct in assuming that the fact that my solicitor in Romney is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?

That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Romney conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

A colleague suggested that where I am purchasing in Romney I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes included in the estimate for your Romney conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Romney around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information about Romney.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Romney is the location of the property. Can you shed any light on this issue?

Flying freeholds in Romney are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Romney you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Romney may decide 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 property.

Is it simple use your search facility to find a conveyancing practitioner in Romney on the panel for my mortgage?

Step one is to select a bank such as Barclays , Coventry Building Society or Aldermore then type in your location for example Romney. Conveyancing firms in Romney and nationally should be shown.

Should I be worried if there is an issue with one of the searches for our conveyancing in Romney?

Usually, almost all concerns exposed in Romney conveyancing search results can be addressed ahead of completion or indemnity insurance could possibly be put in place. You need to note that regardless of the fact that you may be buying the property and may be willing to accept the search results, your building society or bank may not, and ultimately they have the word say.