I am buying a property mortgage free in New Mills. I have lived for the previous Seventeen years in New Mills. Conveyancing searches are expensive. As I have knowledge of the area and road very well must I have all the conveyancing searches?

If you not getting a home loan, then the vast majority of the New Mills conveyancing searches are at your discretion. Your solicitor will try and sway you, no-doubt strongly, that you should have searches carried out, but she has a professional duty to take that path of advice. One thing to take into account; if you are likely to dispose of the house one day, it could be of importance to your future purchaser what the searches determine. On occasion houses with apparent issues can still reveal detrimental search results. A competent conveyancing solicitor in New Mills should provide you some practical guidance in this regard.

This question may be naive but I am wet behind the ears as a first time purchaser of a two bedroom flat in New Mills. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in New Mills?

On the day of completion you will not be required to attend the conveyancers office in New Mills. Your solicitors will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be invited to collect the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.

I am the only recipient of my late father’s will and I have everything in my name now, including the house in New Mills. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the house in December. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook obliges conveyancers 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 impacted by that. many mortgage companies would take a pragmatic view as this clause principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

I had an offer accepted on a house in New Mills on 2/12/2025, valuation was booked 2 days after, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Do commercial conveyancing searches disclose impending roadworks that may affect a commercial land in New Mills?

Many commercial conveyancing solicitors in New Mills will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in New Mills. The search result 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 New Mills.

For each commercial conveyancing transaction in New Mills it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to New Mills commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in New Mills.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. New Mills is the location of the property. What do you suggest?

Flying freeholds in New Mills are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in New Mills you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Mills 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.

I am thinking of appointing a conveyancing solicitor in New Mills for my home move. Is it possible to review a solicitor's complaints history with the profession’s regulator?

You can read presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator could monitor call for training reasons.