I hired a local lawyer for our conveyancing in Heysham today. Upon checking the small print I seeI am responsible for charges even if the dealdoes not proceed. Would I be best advised to appoint an on-line firm promoting no completion no charge conveyancing in Heysham?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the fee levels will tend to be be higher to cover those conveyances that fail to complete. Do bear in mind that these arrangements generally do not cover outlay such your Heysham conveyancing search fees.

What is the best way to check that the solicitor conducting my conveyancing in Heysham is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Norwich and Peterborough Building Society thus paying £187.00 plus VAT in further legal invoice.

Please do make use of the find a conveyancing panel solicitor tool on this site. Pick the mortgage company and type ‘Heysham’ or your location and you will be presented with a number of lawyer based in Heysham or nearest you.

I need some expedited conveyancing in Heysham as I am faced with pressure to sign on the dotted line inside one month. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?

As you are not taking a mortgage you have the choice not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in Heysham the following are examples of issues that can appear and therefore impact the marketability of the property: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...

I have a renovated Georgian property in Heysham. Conveyancing practitioner acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching property. Is it worth asking Godiva Mortgages Ltd to clarify?

You need to assess the Freehold register you have again and check the Charges Register for 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 Heysham and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing practitioner who conducted the conveyancing.

The conveyancing solicitors carrying out our conveyancing in Heysham has sent documents to review that reveal that the property is unregistered with epitome documents. Is it not the case that all properties in Heysham should be registered?

Although the vast majorities of properties in Heysham are now registered with the Land Registry there are still some that remain unregistered. Any property in Heysham that has been remortgaged since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Heysham property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Heysham conveyancing lawyers should be familiar with this type of conveyancing but in the event that uncertainty reigns the prevailing guidance nowadays is for the seller’s conveyancer to register it first and thereafter sell - this undoubtedly cause a significant delay.