I am due to complete on the purchase of a property in North Cornelly but as a result of damage from a small fire at the property I have managed to agree reparation from the owner in the sum of three thousand pounds by way of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process yet Aldermore are not allowing this. Why were they informed?

Your conveyancer that is on the Aldermore conveyancing panel is required to inform Aldermore of any variations to the purchase price. If you prohibit your conveyancer to report the reduction to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new conveyancing practitioner for your conveyancing in North Cornelly.

It is is a decade since I purchased my property in North Cornelly. Conveyancing solicitors have just been retained on the sale but I can't track down my title documents. Is this a major issue?

Don’t worry too much. First there is a possibility that the deeds will be kept by your lender or they may be in the possession of the conveyancers who acted in your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in North Cornelly involves registered property but in the rare situation where your home is not registered it is more tricky but is not insurmountable.

Do the Building Society Association intend to launch a searchable register to list practices on the Melton Mowbray Building Society conveyancing panel for instance in North Cornelly?

We are not aware of any plans on the part of the BSA to promote such a search facility.

I am helping my step-mother sell her house in North Cornelly. Will the solicitor commission an EPC or should I organise this?

Following the demise of Home Packs, EPC’s was retained a compulsory component of moving house. An energy performance certificate should be to hand before the property is put on the market. This is not as aspect of the sale process that law firms ordinarily organise. Where you are using a North Cornelly conveyancing solicitor they may help arrange energy assessments given their relationships with reputable North Cornelly accredited person

My aunt pointed out to me me that in purchasing a property in North Cornelly there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?

We are aware of a number of properties in North Cornelly which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in North Cornelly should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am selling my apartment. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being problematic. The North Cornelly solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

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

Should commercial conveyancing searches reveal impending roadworks that may affect a commercial land in North Cornelly?

Its becoming the norm that commercial conveyancing solicitors in North Cornelly will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in North Cornelly. The report provides 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 North Cornelly.

For each commercial conveyancing transaction in North Cornelly it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to North Cornelly commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in North Cornelly.