My fiancee and I are acquiring our first house. Our property lawyer has e-mailedto see if we want to order additional conveyancing searches. We are really unsure what's recommended for conveyancing in Highworth

The type of Highworth conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your knowledge of the area and risks, your overall attitude to risk. What is important is that you properly comprehend what information each search could give you. Then you can decide if you personally think you need that information. If in doubt, ask the conveyancer to guide you.

I had intended to instruct a conveyancing solicitor in Highworth for our house purchase. Our financial adviser informed us that our mortgage company Santander won't deal with them. Why is this not regarded as unduly restrictive?

Pre- 2008 most banks had a different appetite for risk. Almost all Highworth conveyancing firms would have been on many lender panels. The FSA in 2010 carried out a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms regarding their operations and their employees as well as establishing certain criteria such a completing on a minimum volume of conveyancing. Many Highworth conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Highworth is one of the numerous locations where the conveyancers showing on our search results are are approved Santander.

A friend advised me that in purchasing a property in Highworth there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of anumerous of properties in Highworth which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Highworth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am purchasing a property in Highworth. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?

Given that you are obtaining a mortgage with Co-operative your lawyer must follow the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Co-operative where a lease fails to satisfy these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Highworth.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being difficult. The Highworth solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.

I have todayfound out that Arc property Solicitors have closed. They conducted my conveyancing in Highworth for a purchase of a freehold house 12 months ago. How can I be sure that my home is not still registered in the name of the previous owner?

The quickest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Highworth conveyancing specialists.

At what point do I incur the Stamp Duty Land Tax chargeable for my purchase in Highworth?

The solicitor will complete a Land Transaction Return Form for you during your Highworth purchase transaction for you to sign. On completion your solicitor will submit your Land Transaction application to the Inland Revenue and - as long as they have the money - settle any Stamp Duty liability for you.