Can you help? My Bardsley solicitor is assuring me that she is duty bound toapply for Bardsley conveyancing searches becausethe firm are on the Nat Westconveyancing panel. These Bardsley searches cost a lot of money can this be avoided?

You have limited options available to you. As you are taking a home loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Bardsley conveyancing searches.

My colleague recommended that where I am buying in Bardsley I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes included in the estimate for your Bardsley conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Bardsley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bardsley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Bardsley.

Just bought a terraced house in Bardsley , What is the estimated time for the Land Registry to register my ownership? My Bardsley conveyancing solicitor works at snail pace, so I want to check that my name is recorded.

There is nothing unique when it comes to conveyancing in Bardsley registration formalities. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any third parties. At present roughly 80% of submission are fully addressed within 12 days but some can be subject to extensive hold-ups. Registration takes place once the purchaser is living at the premises so an expedited registration is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor should contact the land registry and explain the circumstances.

We're novice buyers - agreed a price, yet the agent has warned us that the seller will only move forward if we appoint the agent's preferred solicitors as they want an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Bardsley

We suspect that the seller is not behind this demand. If they desire ‘a quick sale', alienating a motivated buyer is counter productive. Try to communicate with the vendors directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Bardsley conveyancing firm - not the ones that will earn their negotiator at the agency a kickback or hit his conveyancing targets demanded by HQ.

Would local authority consent be necessary to change a house into a couple of flats in Bardsley? This has been carried out to a property adjacent to my house in Bardsley and was unaware of the conversion until the works were finished.

Planning consent is required for converting a single house in Bardsley into apartments but possibly not for converting once again to single dwelling-house so, in answer to your question, yes,a it is required.