I am need of leasehold conveyancing for a flat in a fairly new development (seven years built) in Gaydon. Almost all the properties are already disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Gaydon?

You would be putting yourself at risk in refusing to carrying out Gaydon conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your lawyer conducts them. If accelerating the process and cost are top of your issues you should discuss with your lawyer about the option of search insurance

I am the only recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Gaydon. The Gaydon property was put into my name in March. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the property in March. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many lenders would take a sensible view as this provision principally exists to pick up on the purchase and immediately sell or the quick reselling of properties.

The mortgage over my property is with HSBC for my property in Gaydon. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?

HSBC must be informed of your intention prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel firm.

I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Gaydon solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Gaydon surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Just bought a semi-detached house in Gaydon , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Gaydon conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are concluded.

There is nothing unique about conveyancing in Gaydon registration formalities. Rather than based on location, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. Currently roughly three quarters of such applications are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Historically registration occurs after the purchaser is living at the premises thus an expedited registration is not always top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.

Taking into account that I am about to spend 450k on a house in Gaydon I would like to have a conversation with the conveyancer concerning thehome move ahead of giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - we would be delighted to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your conveyancing in Gaydon.There is no ‘factory style conveyancing’ - every client is an important person, not a file number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Gaydon should be the amount on the final invoice that you are charged.

We are buying a four room flatin Gaydon with a mortgage from a bank. We have a conveyancer in Gaydon but our mortgage company inform us now that she’s not on their "panel". It seems we have little choice but to instruct one of the our mortgage company panel firms or keep our Gaydon solicitor and incur the extra legals for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our bank use our Gaydon lawyer?

Unfortunately,no. The mortgage company mortgage offered to you is subject to conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels, including many conveyancing solicitors in Gaydon : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your mortgage company.