I am buying a property mortgage free in Stockbridge. I have lived for the last dozen years in Stockbridge. Conveyancing searches are expensive. As I have knowledge of the area and road very well must I have all the conveyancing searches?

If you not getting a mortgage, then the vast majority of the Stockbridge conveyancing searches are at your discretion. Your lawyer will try and sway you, no-doubt strongly, that you should have searches carried out, but he is duty bound to take that path of encouragement . Do take into account; if you are intend to sell the house at a future date, it will likely be be of importance to your future buyer what the searches disclose. Sometimes premises with apparent issues can still show up unfavourable search results. A good conveyancing solicitor in Stockbridge should provide you some constructive guidance here.

When it comes to lenders such as UBS, do Stockbridge conveyancers incur a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

Is there a list of Coventry BS panel conveyancers in Stockbridge on the Building Society Association’s Website?

No. There is no such facility on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings open the public on the web. If you are looking for a Stockbridge solicitor on the Coventry BS please make the most of our facility.

My wife and I have organised the release of further funds on our mortgage from Principality as we wish to carry out alterations to our house in Stockbridge. Are we obliged to select a local Stockbridge solicitor on the Principality conveyancing panel to handle the legals?

Principality would not normally require firms on their approved list of lawyers 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 Principality list.

I am selling our home in Stockbridge and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed an online conveyancing practice as opposed to a conveyancing solicitor in Stockbridge. We have lived in Stockbridge for many years we know of no issue. Should we contact our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing lawyer 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)

I have been on the look out for a flat up to £245,000 and found one close by in Stockbridge I like with a park and station in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Stockbridge for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

Is planning consent required to change a house into a couple of appartments in Stockbridge? This has occurred to a house adjacent to my home in Stockbridge and was unaware of it happening until the works were finished.

Planning permission is needed for converting a single dwelling in Stockbridge into apartments but probably not for converting back to single dwelling-house so, simply put, yes.