Me and my wife are buying our first property. The conveyancing practitioner has messagedto see if we want to order supplemental conveyancing searches. Frankly we are clueless as to what's relevant for conveyancing in Long Eaton

The range of Long Eaton conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your familiarity of the region and risks, your general attitude to risk. What is important is that you properly understand what information each search could provide. You may then make a decision if you personally think you need that search. Where you are uncertain, ask the conveyancer to offer guidance.

We are purchasing a flat and require a conveyancing solicitor in Long Eaton who is on the Coventry BS solicitor panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Long Eaton.

I'm the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Long Eaton. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the house in August. Will no one buy the property for half a year?

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 could be caught by that. Most banks would take a practical view as this requirement is chiefly there to pick up on subsales or the wholesaling and assigning of properties.

We had chosen solicitors located in Long Eaton on the Kent Reliance solicitor panel. They have just billed me an additional sum for handling the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?

Provided it is contained in their Terms of Engagement or Quote then yes your lawyer may charge a fee for this. This charge is not dictated by Kent Reliance but by your Long Eaton lawyer. Numerous firms on the Kent Reliance panel will quote an ‘acting for lender’ fee and others do not.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being a right pain. The Long Eaton solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.

Will commercial conveyancing searches disclose planned roadworks that may impact a commercial land in Long Eaton?

Its becoming the norm that commercial conveyancing solicitors in Long Eaton will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Long Eaton. The search result sets out definitive information 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 Long Eaton.

For each commercial conveyancing transaction in Long Eaton it is crucial 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 result in delays to Long Eaton commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Long Eaton.

Due to the input of my in-laws I had a survey completed on a house in Long Eaton before instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks will not issue a loan on such a home.

It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Long Eaton. Conveyancing will be smoother if you use a solicitor in Long Eaton especially if they are accustomed to such properties in Long Eaton.