Can you help? My Holly Village solicitor is advising me that she is duty bound toapply for Holly Village conveyancing searches becausethe firm are on the Virgin Moneyconveyancing panel. These Holly Village checks cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank 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 lender’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Holly Village conveyancing searches.

As a FTB what is the most important advice you can give me concerning purchase conveyancing in Holly Village?

Not many law firms shout this from the rooftops but conveyancing in Holly Village and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and other parties involved in the ownership transfer. E.g., the seller, estate agent and sometimes your lender. Appointing a law firm for your conveyancing in Holly Village should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to protect your best interests and to protect you.

There is a definite creep of a "blame" culture- someone has to be blamed for the process taking so long. We recommend that you your first instinct should be to trust your lawyer above all other players in the home moving process.

Does a directory service exist listing Co-operative panel conveyancers in Holly Village on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of lenders make their panel listings available over the internet. Where you are seeking to appoint a Holly Village conveyancing practitioner on the Co-operative please make the most of our facility.

Is it the case that all Holly Village conveyancing solicitors on the Leeds Building Society conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.

I have a mortgage with Virgin Money for my property in Holly Village. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

Virgin Money must be informed of your intention in advance of renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel lawyer.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Holly Village is where the house is located. Can you shed any light on this issue?

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

I need to instruct a conveyancing solicitor for my conveyancing in Holly Village. I have land on a web site which looks to be the perfect answer If there is a chance to get all this stuff done via email that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?