My Conveyancer in Lakenham is not listed on the Halifax Approved Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the Halifax approved list?

Your options are as follows:

1. Carry on with your existing Lakenham solicitors but Halifax will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the total legal charges as well as result in delays.
2. Choose an alternative lawyer to to deal with the conveyancing, remembering to check they are Persuade your solicitor to do everything within their powers to join the Halifax conveyancing panel

Can you help - my lawyer advises that flying freehold insurance is necessary on my purchase. What is the level of cover for Lakenham conveyancing?

The appropriate level of flying freehold indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

I am the single beneficiary of my late father’s estate and I have everything in my name alone, including the house in Lakenham. The Lakenham property was put into my name in December. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the property in December. Will no one buy the property for half a year?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. many banks would take a pragmatic view as this obligation primarily exists to capture subsales or the wholesaling and assigning of properties.

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Lakenham conveyancer on the Santander panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

Do commercial conveyancing searches reveal planned roadworks that may impact a commercial estate in Lakenham?

Many commercial conveyancing solicitors in Lakenham will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Lakenham. 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 Lakenham.

For each commercial conveyancing transaction in Lakenham it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Lakenham commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Lakenham.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who did the conveyancing in Lakenham 10 years ago have long since closed. What do I do?

Gone are the days when you need to hold title official documentation to prove you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.

In my capacity as executor for the estate of my father I am selling a residence in Monmouth but live in Lakenham. My conveyancer (approximately 250 miles awayrequires that I sign a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Lakenham who can attest and place their company stamp on the document?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are based in Lakenham