My wife and I are nearing an exchange on a property in Ryde and my parents have sent the 10% deposit to my conveyancer. I am now informed that as the deposit has been received from someone other than me my solicitor needs to make a notification to my lender. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I informed the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to be an issue?

The lawyer is obliged to check with the bank to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.

We are planning to acquire a flat and need a conveyancing solicitor in Ryde who is on the Virgin Money conveyancing panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Ryde.

Have just purchased a probate house at auction in Ryde. Conveyancing is needed. What are my next steps?

Now that you are legally bound yourself to purchase you will need to hire the services of a conveyancing lawyer as a matter of urgency as you now have a fast approaching a fixed date to complete the transaction. Every auction property will have an associated legal set of papers. This will likely include evidence of title and search results. In the case of leasehold premises the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in order to complete the transaction on the set completion date.

I am currently in the process of buying my council flat in Ryde. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

I was told three weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Ryde is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I need some fast conveyancing in Ryde as I have a deadline to sign on the dotted line in less than 4 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?

As you are not obtaining a mortgage you have the choice not to do searches although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Ryde the following are instances of what can appear and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...

Can you please clarify what my options are if my Ryde conveyancing searches shows negative results?

Normally, the majority of problems exposed in Ryde conveyancing search responses can be addressed ahead of completion or title insurance can be put on cover. You need to note that even though you may be purchasing the property and might be willing to live with the search results, your building society or bank may not, and ultimately have the final decision.