I was advised today by my mortgage adviser that my Wool the law firm I have appointed is not on the bank Solicitor panel. What can I do to check?

The first thing you need to do is to call your Wool lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they may recommend you to a Wool conveyancing practice that is on the conveyancing panel for your lender.

Please help. My Wool conveyancer is informing me me that he is legally obliged toconduct Wool conveyancing searches becausethe firm are on the Santanderconveyancing panel. Do I not have a choice here?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Wool conveyancing searches.

The estate agent has sent us the confirmation of our purchase of a new build flat in Wool. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Wool

Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Due to the encouragement of my in-laws I had a survey completed on a property in Wool prior to retaining conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies tend not grant a mortgage on a flying freehold house.

It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wool. Conveyancing will be smoother if you use a solicitor in Wool especially if they regularly deal with such properties in Wool.

I am looking to sell my property. My past conveyancers closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Wool if that affects matters.

Please use our search tool to help you find a solicitor for your conveyancing in Wool. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.