We are selling our flat in Bakewell. Does the property lawyer need to be required to be on the Lloyds conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.

I'm the only recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Bakewell. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I understand that there is a CML 6 month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the property in April. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many mortgage companies would take a pragmatic view as this clause is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

Does a directory service exist listing Yorkshire BS panel conveyancers in Bakewell on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of banks make their panel listings visible on the web. Where you are in need of a Bakewell solicitor on the Yorkshire BS please use our facility.

I am due to exchange contracts on my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being a right pain. The Bakewell solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I require quick conveyancing in Bakewell as I have pressure to exchange contracts in less than 2 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are are a cash purchaser you have the choice not to have searches carried out although no lawyer would suggest that you don't. With lots of history conveyancing in Bakewell the following are instances of what can be revealed and adversely affect market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...

I am looking for a leasehold apartment up to £305k and identified one round the corner in Bakewell I like with a park and railway links nearby, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Bakewell for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan the shortness of the lease will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

Should I stop the direct debit for my mortgage with Barclays as soon as a completion date for my home sale in Bakewell has been agreed?

No, you should keep paying any mortgage payments to Barclays until the mortgage is redeemed from the proceeds of sale as part of your Bakewell conveyancing.