Me and my partner are planning to acquire a 2 bedroom apartment in Bacup with a mortgage. We wish to retain our Bacup solicitor, however the lender says she’s not on their "panel". It seems we have little option but to select one of the mortgage company panel firms or keep our Bacup property lawyer and pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: 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. A further alternative is for your Bacup conveyancing lawyer to apply to be on the conveyancing panel.

I require conveyancing for an apartment in a fairly new development (6 years built) in Bacup. Almost all the properties are already disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Bacup?

If you are purchasing a property with the assistance of a mortgage, your mortgage company will insist on some (many) of the searches so you'll have no choice. If not, then Bacup conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps strongly, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to find a new lawyer for your conveyancing in Bacup.

I need some expedited conveyancing in Bacup as I am under pressure to exchange contracts inside 2 weeks. Luckily I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?

If.Given you are not obtaining a mortgage you have the choice not to have searches conducted although no law firm would suggest that you don't. With lots of history conveyancing in Bacup the following are instances of what can show up and adversely impact the marketability of the property: Enforcement Actions, Overdue Charges, Outstanding Grants, Unadopted Roads,...

Are there restrictive covenants that are commonly identified during conveyancing in Bacup?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Bacup. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am buying a house and require a conveyancing solicitor in Bacup who is on the mortgage company solicitor panel. Could you point me in the right direction as regards a Bacup solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who carry out conveyancing in Bacup. We dont recommend any particular conveyancing practice.