We see that you have a post code search directory identifying law firms on the Yorkshire BS conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Springwell?

We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Springwell.

A friend advised me that if I am purchasing in Springwell I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually quoted for as part of the standard Springwell conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Springwell around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Springwell Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Springwell Education with maps and statistics, Local Amenities and other useful data about Springwell.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Springwell is where the house is located. Can you shed any light on this issue?

Flying freeholds in Springwell are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Springwell you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Springwell may determine 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 premises.

In my capacity as executor for the estate of my uncle I am selling a residence in Monmouth but reside in Springwell. My solicitor (based 250 miles awayhas requested that I sign a stat dec prior to completion. Could you suggest a conveyancing lawyer in Springwell to witness this legal document for me?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in Springwell

We are hoping to buy a four room ground floor flatin Springwell with a loan from a bank. We would like to retain our lawyer in Springwell but our mortgage company says she’s not listed on their "panel". Apparently we need to choose one of the our lender panel solicitors or stay with our Springwell conveyancer and incur the extra fees for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our bank use our Springwell lawyer?

No, not really. The lender home loan issued is subject to its terms and conditions, one of which will be that solicitors will on the lender's conveyancing panel. in the past, most banks had large numbers of law firms on their panels, including almost all conveyancing solicitors in Springwell : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your mortgage company.