My IFA requires my Elm Park lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Elm Park branch but they don't know it.

You are best placed to get this information from your Elm Park conveyancing practitioner . Most Elm Park law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

We are buying our first house. The conveyancer has calledto ask if we wish to purchase supplemental conveyancing searches. We are really unsure what's necessary for conveyancing in Elm Park

The scope of Elm Park conveyancing searches should be triggered based primarily on the property, the location, the probability of any of these risks, your knowledge of the region and risks, your general attitude to risk. What is important is that you properly appreciate what information the searches could provide. Then you can decide if you consider that you need that search. Should you be in doubt, ask the conveyancing practitioner to advise.

My partner and I are downsizing from our home in Elm Park and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used an internet conveyancing practice as opposed to a conveyancing solicitor in Elm Park. Having lived in Elm Park for three years we know of no issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Elm Park is the location of the property. Is there any guidance you can give?

Flying freeholds in Elm Park are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Elm Park you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Elm Park 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.

I need to retain a conveyancing solicitor for remortgage conveyancing in Elm Park. I have chance upon a web site which seems to have the perfect offering If it is possible to get all formalities done via web that would be preferable. Do I need to be wary? What are the potential pitfalls?

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?