I am nearing exchange of contracts for my flat in Failsworth and the estate agent has just text me to warn that the buyers are appointing a new property lawyer. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their approved list. Why would a major mortgage company only work with specific lawyers rather the firm that they want to select for their conveyancing in Failsworth ?

Banks have always had panels of law firms they are willing to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.

We are purchasing a flat and need a conveyancing solicitor in Failsworth who is on the RBS approved panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Failsworth.

Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial site in Failsworth?

Many commercial conveyancing solicitors in Failsworth will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Failsworth. The search result 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 Failsworth.

For each commercial conveyancing transaction in Failsworth it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Failsworth commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Failsworth.

I have recentlyfound out that Stirling Law have been shut down. They conducted my conveyancing in Failsworth for a purchase of a freehold house 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Failsworth conveyancing specialists.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Failsworth is where the house is located. Is there any advice you can give?

Flying freeholds in Failsworth are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Failsworth you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Failsworth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.