We are purchasing a new build flat in Bacup and my conveyancer is informing me that she has to the bank to disclose incentives from the developer. The Estate Agents are hassling me to sign contracts and I don't want to delay deal. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Our bank has suggested solicitors on their panel based in Bacup but I would rather choose a conveyancing lawyer in Bacup or nearer to where I live. Are you able to help?

Not all Bacup conveyancing firms are on all lender’s conveyancing panel. Use the above find an approved solicitor tool to find a Bacup conveyancing solicitor on the on the mortgage company panel.

There is lots of here about conveyancing in Bacup but can you isolate your top tip for appointing the right conveyancer in Bacup

Do not opt for the lowest Bacup conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

What is the difference between a licensed conveyancer and conveyancing solicitor in Bacup

There are many registered licenced Conveyancers in Bacup and Solicitor partnerships in Bacup offering conveyancing We would stress that the two are regulated professionals specialising in the legal work in transferring property. Both can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Is it the case that all Bacup solicitor firms on the Aldermore conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Aldermore conveyancing panel they would need to be governed by the SRA. Many mortgage companies do list licenced conveyancers on their panel in which case such firms would be regulated by the CLC.

Will commercial conveyancing searches reveal impending roadworks that may affect a commercial premises in Bacup?

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

For every commercial conveyancing transaction in Bacup it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Bacup commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Bacup.

I own a leasehold house in Bacup. Conveyancing and Chelsea Building Society mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Bacup who previously acted has long since retired. Do I pay?

The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the new freeholder. There is no need to instruct a Bacup conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Bacup Conveyancing for Leasehold Flats - Sample of Queries before buying

Where a Bacup lease has fewer than eighty years it will have adverse implications on the salability of the property. Check with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of what this would cost. Remember, in most cases you will need to own the premises for a couple of years in order to be eligible to exercise a lease extension. How long is the Lease? Does the lease include onerous restrictions?