Would the conveyancing solicitors listed on your site conduct conveyancing in Woolton by way of an attended exchange?

We do have a number of conveyancing specialists carrying out one day exchanges. Please call us to receive a costs illustration and details as to dates.

I'm the sole beneficiary of my late mum's estate and I have everything in my name now, including the house in Woolton. The Woolton property was put into my name in June. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the house in June. Is the property unsalable for six months?

The CML handbook instructs solicitors 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 caught by that. How sensible a view lenders take of it, depend on the mortgage company as this provision principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

When it comes to lenders such as Yorkshire BS, do Woolton solicitors face a fee to be on the conveyancing panel?

We are not aware of any lender fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

I am due to exchange contracts on my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being pedantic. The Woolton solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring 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.

Will commercial conveyancing searches reveal planned roadworks that may impact a commercial premises in Woolton?

Its becoming the norm that commercial conveyancing solicitors in Woolton will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Woolton. The report 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 Woolton.

For every commercial conveyancing transaction in Woolton it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Woolton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Woolton.

I used Arc property Solicitors several years past for my conveyancing in Woolton. Now, I need the files however the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Woolton of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm buying a new build house in Woolton with a loan from Nottingham Building Society. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my solicitor about the deal as it will affect my mortgage with Nottingham Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.