I am purchasing a property mortgage free in Colwall. I have resided for the last dozen years in Colwall. Conveyancing searches are exorbitant. Given that I know the area and road very well must I have all the conveyancing searches?

If you not getting a home loan, then almost all of the Colwall conveyancing searches are non-obligatory. Your lawyer will try and sway you, perhaps strongly, that you should have searches completed, but she is duty bound to take that path of advice. One thing to consider; if you are intend to sell the house one day, it will be of importance to your prospective purchaser what the searches determine. On occasion houses with functional issues can still reveal unpredicted search results. A good conveyancing solicitor in Colwall should provide you some sensible guidance concerning this.

I am expecting a DIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Colwall solicitors on the Santander conveyancing panel, or is it better to go independently?

You will need to appoint Colwall solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

I have decided to exercise my right to buy my property in Colwall off the council. I have a mortgage agreed with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

I am due to exchange contracts on my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Colwall solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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 our conveyancer be making enquiries about flooding as part of the conveyancing in Colwall.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Colwall. Some people will acquire a house in Colwall, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or by their solicitors which will give them a better understanding of the risks in Colwall. The standard completed inquiry forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine whether the property has historically flooded. If the premises has been flooded in past which is not notified by the vendor, then a purchaser may bring a claim for damages resulting from an misleading response. A buyer’s lawyers should also carry out an enviro search. This should reveal whether there is any known flood risk. If so, further investigations should be initiated.

Have completed on a a terraced house in Colwall , how long will it take for the Land Registry to register my ownership? My Colwall conveyancing solicitor works at snail pace, so I want to be certain the registration is dealt with.

There is nothing unique about conveyancing in Colwall registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and if the Land registry must send notices to any interested persons or bodies. As of today in the region of 80% of submission are completed within two weeks but some can be subject to longer delays. Historically registration is effected after the buyer has moved in to the premises so an expedited registration is not typically top priority but if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Colwall is where the house is located. What do you suggest?

Flying freeholds in Colwall are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Colwall you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Colwall may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.