I was informed yesterday by my financial adviser that my Rhoose the law firm I have appointed is not on the bank Conveyancing panel. How can I be sure that this is correct?

The first thing you need to do is to contact your Rhoose conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they may be able to suggest a Rhoose conveyancing firm that is on the approved list of lawyers for your bank.

Would the conveyancing solicitors via your comparison service handle attended exchange conveyancing in Rhoose?

We do have a number of conveyancing experts carrying out 24hr exchanges. Please call us to secure a costs illustration and details as to dates.

Can you help - my lawyer advises that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Rhoose?

The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

We are getting the release of further monies on our home loan from Coventry BS as we wish to conduct improvements to our property in Rhoose. Are we obliged to select a high street Rhoose solicitor on the Coventry BS conveyancing panel to handle the paperwork?

Coventry BS don't usually appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS list.

We have agreed to purchase a house in Rhoose. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?

Given that your lender is Virgin Money your lawyer must comply with the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook contains minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Virgin Money where a lease does not meet these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Rhoose.

I have been told that property searches are the primary reason for hinderance in Rhoose conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Rhoose.

My sister completed her conveyancing in Rhoose ten years ago. She has got married, widowed and is now married again. She wishes to market the property in a few weeks. I think she will just be need to provide a copy of her marriage certificates to the solicitor however she is worried it will frustrate the sale of the property. Is it worth updating the land title information for the property?

You are not required to bring up to date the title for the property on the basis that you have the proof needed to show how the change of name resulted.

The purchaser’s solicitor will review the land registry information and requisition evidence to establish the change of name e.g. marriage certificates.