Me and my partner are purchasing property in Earlestown. My property lawyer has never been on on the lender approved list. Is it possible for me to use my Earlestown conveyancing solicitor notwithstanding that they are excluded from the bank panel?

One will need to appoint a property lawyer to deal with the legal work required if you take out a mortgage to purchase your home. The conveyancing practitioner will conduct all the appropriate legal checks on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage paperwork is dealt with. You may instruct a Earlestown lawyer of your choosing. However, where the lawyer appointed is not on the bank conveyancing panel further fees will be levied as separate legal representation will be required by them. Lender panel applications may be submitted, so where your solicitor has not in the past sought membership they should take the chance to apply.

I am buying a property without a mortgage in Earlestown. I have been living for the previous twelve years in Earlestown. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?

Provided that you do not need a mortgage, then the vast majority of the Earlestown conveyancing searches are optional. Your lawyer will try and sway you, perhaps strongly, that you should have searches done, but he is duty bound to take that path of advice. Do consider; if you are likely to sell the house one day, it will be of relevance to your prospective purchaser what the searches determine. There are plenty of instances where properties with day to day issues can still reveal detrimental search results. A competent conveyancing solicitor in Earlestown should provide you some sensible guidance in this regard.

I am purchasing a house and the solicitor has referenced Chancel Repair to which the property may be liable as it falls into the area of such a church. She has mentioned insurance. Is this really warranted for conveyancing in Earlestown

Unless a previous acquisition of the premises took place post 12 October 2013 you may assume that solicitors conducting conveyancing in Earlestown to remain encouraging a chancel search and or chancel repair liability insurance.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Earlestown. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Earlestown

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

My husband and I are novice buyers - agreed a price, but the selling agent told us that the seller will only proceed if we instruct their recommended lawyers as they need a ‘quick sale’. We would rather use a family solicitor who is accustomed to conveyancing in Earlestown

It is improbable the sellers are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Contact the owners directly and explain that (a)you are motivated purchasers (b)you are ready to progress, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you intend to appoint your preferred Earlestown conveyancing firm - as opposed tothose that will provide their estate agent a commission or meet his conveyancing figures pre-set by HQ.