My partner and I are purchasing our first property. The conveyancer has calledto enquire if we want to purchase extra conveyancing searches. We are really unsure what's necessary for conveyancing in Ringwood

The scope of Ringwood conveyancing searches should be triggered based primarily on the premises, the location, the probability of any of these risks, your familiarity of the region and risks, your general appetite to risk. What is important is that you adequately comprehend what information each search could give you. You may then decide if you consider that you need that search. Should you be in doubt, ask the lawyer to explain.

Do the Building Society Association intend to launch a search tool with a view to to identify law firms on the Melton Mowbray Building Society conveyancing panel for example in Ringwood?

We have not been informed any intention on the part of the BSA to develop such a search facility.

I am helping my aunt sell her property in Ringwood. Does the solicitor commission the energy assessment or should I organise this?

After the demise of Home Packs, energy assessments was retained a mandatory element of selling a house. An energy assessment must be to hand before the property is placed on the market. It is not as aspect of the sale process that solicitors normally organise. Where you are instructing a Ringwood conveyancing practitioner they may be able to arrange energy assessments given their contacts with long established Ringwood assessors

A friend informed me that in buying a property in Ringwood there could be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?

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

I had a mortgage agreed in principle with Nationwide. Ringwood conveyancing lawyers were appointed. How long does it take for Nationwide to forward the offer to the lawyer?

Some lenders take longer than others. Have Nationwide done the valuation? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

What does a local search reveal about the property I am purchasing in Ringwood?

Ringwood conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Searchflow The local search plays a central role in many a Ringwood conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I am purchasing a new build house in Ringwood with a loan from Clydesdale. The builders refused to budge the price so I negotiated £7000 of extras instead. The property agent told me not inform my lawyer about this extras as it may affect my loan with Clydesdale. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.