I am in a contract race with another buyer for a property in Failsworth. What can I do to speed up matters?

Where you are under pressure for your conveyancing it is highly recommended that your solicitor is familiar with the area as they will have local connections and know-how. It is possible that they could have conducted previoushomes in the same neighbourhood. Therefore consider using a Failsworth conveyancing solicitor. Second, check that the lawyer is on the on the approved list for your mortgage company. It is said that just under twenty per cent of Failsworth conveyancing transactions are held up or derailed after discovering a purchaser’s lawyer was not on their banks member panel. This can often result in the home move being frustrated by an average of three weeks. It is estimated that this issue impacts approximately one hundred thousand home moves every year. Many Failsworth conveyancing practices can not represent certain banks so do check as early as possible.

Are all Failsworth Conveyancing Quality Solicitors on the Coventry BS conveyancing panel?

It is true that some banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Failsworth conveyancing practitioner on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Clydesdale has sent the Land Registry the discharge electronically, and
3. Clydesdale has instructed the Land Registry to do so

I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being difficult. The Failsworth solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

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

My friend recommended that if I am buying in Failsworth 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 Failsworth conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Failsworth around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Failsworth Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Failsworth.

I need to instruct a conveyancing lawyer in Failsworth for my home move. Is it possible to review a solicitor's complaints history with the profession’s regulator?

Members of the public can search for published Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.

Back In 2005, I bought a leasehold flat in Failsworth. Conveyancing and Bank of Ireland mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Failsworth who acted for me is not around. Do I pay?

First make enquiries of HMLR to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Failsworth conveyancing practitioner to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a 2 bed flat in Failsworth, conveyancing having been completed in 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Failsworth with an extended lease are worth £255,000. The ground rent is £45 yearly. The lease terminates on 21st October 2097

With 73 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.