As someone unfamiliar with the West Haddon conveyancing process what is your top tip you can impart for the home moving process in West Haddon

Not many law firms shout this from the rooftops but conveyancing in West Haddon and elsewhere in Northamptonshire is often a confrontational process. In other words, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the home moving process. E.g., the vendor, property agent and sometimes a mortgage company. Selecting a lawyer for your conveyancing in West Haddon is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose role it is to look after your legal interests and to protect you.

On occasion a third party with a vested interest may try and sway you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by claiming that your lawyer is wrong. Or your financial adviser may tell you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties in the conveyancing process.

I happen to be the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in West Haddon. The West Haddon property was put into my name in December. I want to move. I understand that there is a CML 6 month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the house in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this obligation is chiefly there to identify the purchase and immediately sell or the wholesaling and assigning of property.

When it comes to lenders such as Nationwide, do West Haddon conveyancers face an annual charge to be on the conveyancing panel?

We are unaware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my West Haddon bank branch on a couple of occasions and was told they are content with the situation and they would lend. My West Haddon conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

The solicitor must follow the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

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

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in West Haddon. 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've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. West Haddon is the location of the property. Is there any guidance you can impart?

Flying freeholds in West Haddon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Haddon you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Haddon may decide 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 have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.