It has come to my attention via my mortgage broker that my Dukinfield solicitor is not on the bank Conveyancing panel. How can I be sure whether this is correct?

The sensible course of action for you to take is to contact your Dukinfield lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

We note that you have a search directory listing firms on the Aldermore conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Dukinfield?

We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Dukinfield.

We are buying a flat in Dukinfield. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to put our life savings into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

There are a variety of conveyancing solicitors in Dukinfield but how do I know who I should use?

We would encourage you not to go for the lowest Dukinfield conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. 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.

I just acquired a property at auction in Dukinfield. Conveyancing is required. What is next?

Having to all intents and purposes signed on the dotted line you will need to find a conveyancing practitioner soon as you now have a tight a fixed date to complete the conveyancing. An auction property should have a bespoke auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should give this to the solicitor working for you at the earliest opportunity. Do make sure that you have funds in place to complete the transaction on the set completion date.

Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Dukinfield?

Many commercial conveyancing solicitors in Dukinfield will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Dukinfield. 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 Dukinfield.

For each commercial conveyancing transaction in Dukinfield it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Dukinfield commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Dukinfield.

My wife and I own a semi-detached Edwardian house in Dukinfield. Conveyancing solicitor acted for me and National Westminster Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the exact same property. Is it worth asking National Westminster Bank to clarify?

You need to read the Freehold register you have again and check the Charges Register as there may be 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 Dukinfield and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the conveyancing.