I am obtaining a mortgage offer from Santander. I would like to retain the legal services of a Licensed Conveyancer in Gallows Corner. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am acquiring a house mortgage free in Gallows Corner. I have been living for the previous Seventeen years in Gallows Corner. Conveyancing searches are exorbitant. Given that I know the area and road very well must I have all the conveyancing searches?

If you not getting a mortgage, then the vast majority of the Gallows Corner conveyancing searches are non-obligatory. Your lawyer will try and steer you, no-doubt strongly, that you should have searches completed, but he is duty bound to take that path of advice. One thing to take into account; if you are going to sell the house at a future date, it could be of relevance to your future purchaser what the searches contain. There are plenty of instances where premises with day to day issues can still throw up detrimental search results. A good conveyancing solicitor in Gallows Corner will provide you some constructive advice here.

Have just purchased a probate house at auction in Gallows Corner. Conveyancing is needed. What is next?

Now that you have to all intents and purposes signed on the dotted line you will need to appoint a conveyancing lawyer quickly as you will have a fast approaching a drop dead date to complete the property. An auction property should have a bespoke legal pack. This will include evidence of title and search results. In the case of leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in place to complete the transaction on the set completion date.

I happen to be the only recipient of my late mum's will with all property in now in my sole name, including the my former home in Gallows Corner. Conveyancing formalities meant that the Land Registry date was in . I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the house in . Do I have to wait half a year to sell?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view mortgage companies take of it, depend on the bank as this clause is chiefly there to capture subsales or the quick reselling of property.

I am selling my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being problematic. The Gallows Corner solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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 am looking for a ground for flat up to £305k and found one close by in Gallows Corner I like with amenity areas and transport links in the vicinity, however it's only got 49 years on the lease. I can't really find anything else in Gallows Corner for this price, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a mortgage the shortness of the lease may be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

Living abroad it is not practicable to travel my Gallows Corner conveyancing lawyers office to execute documents for conveyancing in Gallows Corner – will this be problematic?

You need not be concerned. Gallows Corner conveyancing solicitors can deal with conveyancing transactions for clients nationwide. It is not necessary for you to be able to be present a Gallows Corner conveyancers office. They can undertake all communications via phone, post and email - whatever works for you.