I am the only recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Downham. The Downham property was put into my name in . I want to move. I do know about the CML six month 'rule', which means that my proprietorship could be treated the same way as if I'd bought the house in . Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Some banks would take a pragmatic view as this obligation is chiefly there to capture subsales or the wholesaling and assigning of property.

Is there a list of panel conveyancers in Downham on the Council of Mortgage Lender’s Website?

No. There is no such tool on the CML or Building Society Association websites. Very few lending institutions make their panel listings open the public over the internet. If you are seeking to appoint a Downham on the please make the most of our tool.

We had instructed solicitors locally in Downham on the solicitor panel. They are now charging me a further charge for handling the mortgage. Is this an additional conveyancing fee specified by ?

Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your may levy a fee for this. The fee is not set by but by your Downham . Plenty of firms on the panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.

Will commercial conveyancing searches disclose planned roadworks that could affect a commercial property in Downham?

Its becoming the norm that commercial conveyancing solicitors in Downham will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Downham. 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 Downham.

For each commercial conveyancing transaction in Downham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Downham commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Downham.

I acquired my home on 2 July and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Downham advises it should be dealt with in a couple of weeks. Are transfers in Downham particularly slow to register?

As far as conveyancing in Downham is concerned, registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether there are errors and whether the Land registry communicate with any other parties. As of today approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to extensive delays. Registration is effected after the buyer is living at the property so post completion formalities is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.

I am purchasing my first flat in Downham with a loan from . The builders would not reduce the amount so I negotiated 6k of additionals instead. The house builders rep told me not disclose to my lawyer about the deal as it could jeopardize my loan with . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to change lawyers as my Downham lawyer is not on the bank's panel of conveyancing solicitors. How simple is it to change conveyancer?

In the event that you have not formally instructed a solicitor to start work and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Downham that you're considering.