My IFA requires my Witham lawyer’ panel reference for the Santander conveyancing panel. How do I obtain this. I have e-mailed my local Witham branch but they cant find it on their system.

The sensible thing to do is ask for this information from your Witham . Most Witham law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

I have been told that property searches are the main reason for hinderance in Witham conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Witham.

Are there restrictive covenants that are commonly identified as part of conveyancing in Witham?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Witham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm converting the mortgage on my primary property to a BTL loan with and intend to use the remaining equity as a deposit on a second house. The area we are talking about is Witham. Will your solicitors be able to act for the two banks and tie in the transactions?

Do use our search tool on this site to ensure that the lawyers are approved by both mortgage companies. Having checked that they are your lawyer will be able to simultaneously deal with the two deals but you should have a chat with you lawyer and communicate your desired outcome and requirements.

I am an executor of my recently deceased mum’s Will, with a house in Witham which is to be sold. The property is unregistered at HMLR and I'm told that many EAs will insist that it is done before they will move forward. What's the mechanism for this?

In the situation you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.