Is the fact that my conveyancer in Ruddington is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Ruddington conveyancing practice and enquire why they are no longer on the approved list for your lender.

I am buying a end of terrace house in Ruddington. Our aim is to an extension at the rear at the house.Will legal work on the property involve enquiries to ascertain if these alterations are prohibited?

Your property lawyer should check the deeds as conveyancing in Ruddington can sometimes identify restrictions in the title deeds which prevent categories of alterations or need the permission of another owner. Many additions require local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

Last month we had a mortgage agreed in principle with . Ruddington conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from ?

Some lenders take longer than others. Have done the survey? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am due to exchange contracts on my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being problematic. The Ruddington solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

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

Do commercial conveyancing searches reveal planned roadworks that could affect a commercial premises in Ruddington?

Many commercial conveyancing solicitors in Ruddington will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Ruddington. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ruddington.

For every commercial conveyancing transaction in Ruddington it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Ruddington commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Ruddington.

I acquired my flat on 14 April and my personal details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Ruddington advises it would be registered in less than a month. Are properties in Ruddington particularly slow to register?

There is nothing unique when it comes to conveyancing in Ruddington registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any 3rd persons or bodies. As of today in the region of 80% of submission are fully dealt with within 12 days but occasionally there can be protracted delays. Historically registration takes place after the new owner has moved in to the property so an expedited registration is not usually an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Ruddington is where the house is located. Can you offer any opinion?

Flying freeholds in Ruddington are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ruddington you must be sure that your lawyer goes 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 Ruddington 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 residence.