We're in Cannock, FTBs buying with a mortgage (lender is , and our solicitor is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I happen to be the only beneficiary of my late mum's will with all property in now in my sole name, including the house in Cannock. The Cannock property was put into my name in . I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership will be considered the same way as though I had purchased the property in . Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How practical a view banks take of it, depend on the mortgage company as this obligation is chiefly there to identify the purchase and immediately sell or the flipping of properties.

We previously appointed conveyancers based in Cannock on the solicitor approved list. They have just invoiced me an additional charge for dealing with the mortgage. Is this a supplemental conveyancing fee specified by ?

Provided it is contained in their Terms of Engagement or Quote then yes your can charge a fee for this. The fee is not set by but by your Cannock . Some firms on the panel will quote an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

We have agreed to purchase a house in Cannock. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

As you are obtaining a mortgage with your lawyer must check the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for . The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and are required to report to where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Cannock.

I have been told that property searches are the number one reason for delay in Cannock conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Cannock.

My cousin has suggested that I instruct his conveyancing solicitors in Cannock. Do I follow his guidance?

Much as we are happy to recommend a Cannock conveyancing lawyer the ideal way to find a conveyancing lawyer is to get recommendations from friends or relatives who have used the solicitor that you are contemplating using.

Is there a reason that Cannock conveyancing costs are higher for leasehold and freehold properties?

Inevitably there is increased work necessary in leasehold conveyancing. Cannock has many leasehold properties. There is more time involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.