We are soon to exchange buying a house in Arnside but as a result of wreckage from the recent storms I have managed to agree compensation from the current proprietors of £3k by way of a reduction in the price. I had intended this to be dealt with as part of amending the contract however Aldermore will not permit this. Should they have been notified?

Your solicitor being on a Aldermore conveyancing panel is required to inform Aldermore of any changes to the sale price. If you were to refuse your property lawyer to notify the price change to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new property lawyer for your conveyancing in Arnside.

Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Arnside?

Many commercial conveyancing solicitors in Arnside will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Arnside. The search result provides definitive data 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 Arnside.

For every commercial conveyancing transaction in Arnside it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Arnside commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Arnside.

My wife and I have a 4 bedroom Victorian house in Arnside. Conveyancing lawyer acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same property. Is it worth asking Bank of Scotland to clarify?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Arnside and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing practitioner who carried out the work.

About to purchase a new build flat in Arnside. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Arnside

Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

Developers have put forward a lawyer and I've received a quote from them. They are nearly two hundred pounds less expensive than my preferred Arnside property lawyer. What's the catch?

Housebuilders frequently have panels of property lawyers who expedite matters and who know the developer’s documentation and lawyer. As many developers offer an incentive to select a preferred conveyancing practitioner for this reason, any increased charges can be avoided and a developer will not put forward a conveyancing warehouse and run the risk of having the conveyancing delayed when they need an exchange in 28 days. A counter-argument for not opting for the recommended conveyancing practitioner is that they may prove unwilling to 'push' your interests for fear of alienating the developer. If you worry that this may be the situation you should keep with your high street Arnside conveyancing practitioner.