My husband and I are approaching an exchange on a house in Penkridge and my parents have sent the 10% deposit to my property lawyer. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to make a notification to my bank. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I disclosed to the mortgage company regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

The conveyancer is legally required to check with lender to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

I am buying a 4 bedroom semi-detached house in Penkridge. Our aim is to convert the garage to an office at the property.Will the conveyancing process include checks to determine if these alterations are prohibited?

Your property lawyer will review the registered title as conveyancing in Penkridge will sometimes reveal restrictions in the title documents which restrict certain alterations or require the permission of a 3rd party. Certain works need local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

I'm the single recipient of my late father’s estate and I have everything in my name alone, including the my former home in Penkridge. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership could be treated the same way as though I had purchased the house in July. Will no one buy the property for half a year?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Some banks would take a pragmatic view as this requirement principally exists to capture subsales or the wholesaling and assigning of properties.

I'm spending time looking at houses in Penkridge and I am about to put in an offer. Is it sensible to have my conveyancer on ‘stand by’? I will be getting a mortgage with Santander.

It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are getting a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.

I need some expedited conveyancing in Penkridge as I am faced with an ultimatum to exchange contracts in less than 2 weeks. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are are a mortgage free purchaser you have the choice not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Penkridge the following are instances of what can appear and adversely impact the marketability of the property: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...

I have a 4 bedroom Edwardian property in Penkridge. Conveyancing solicitor represented me and Santander. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penkridge and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing lawyer who conducted the conveyancing.

Whilst your website is a good idea there are many lawyers listed near Penkridge being on the bank conveyancing panel. Can you recommend a specific firm on the mortgage company approved panel?

We are not in the business of recommending one firm above another as the right Penkridge conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Penkridge knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..