My partner and I are hoping to buy a flat in England Springs and have instructed a England Springs conveyancing firm. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Norwich and Peterborough Building Society have this morning contacted us to inform me that they have now hit a problem as our England Springs lawyer is not on their conveyancing panel. Please explain?

When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also represent 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 Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred England Springs lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

I am need of leasehold conveyancing for a flat in a fairly new development (seven years built) in England Springs. 95% of the flats are already sold. Do I need carry out the conveyancing searches as part of conveyancing in England Springs?

A big part of the England Springs legal transfer of property is the conveyancing searches. There are hundreds search providers who offer England Springs conveyancing searches, as well direct from the local authority. These are known collectively as personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authoritative source.

Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial premises in England Springs?

Its becoming the norm that commercial conveyancing solicitors in England Springs will execute 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 England Springs. The search result sets out 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 England Springs.

For each commercial conveyancing transaction in England Springs it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to England Springs commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in England Springs.

I was advised by a number of estate agents in England Springs to get a quote from a property lawyer on your site. What’s the financial advantage for Estate Agents to offer your services over another?

We don’t give any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

In my capacity as executor for the will of my father I am selling a property in Swansea but live in England Springs. My solicitor (who is 260 kilometers awayneeds me to execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in England Springs to attest this legal document for me?

Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in England Springs