We are looking to buy a flat and need a conveyancing solicitor in Heywood who is on the Bank of Ireland conveyancing panel. Can you recommend a local solicitor?

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

is it true that all Heywood solicitors on the Co-operative conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be overseen by the SRA. Many banks do permit licenced conveyancers on their panel and in such a situation the firms would be overseen by the CLC.

I am selling my house. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being pedantic. The Heywood solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Principality have agreed my home loan in principle, my bid on a house in Heywood has been agreed to, what happens next?

The estate agent will wish to be informed of your solicitor's details (ensure that the conveyancing practitioners are on the lender’s approved list). Call up Principality or your broker and complete any relevant documentation. Principality will sellect a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Principality will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Heywood.

I'm buying a new build house in Heywood with the aid of help to buy. The sellers would not budge the amount so I negotiated 6k of additionals instead. The sale representative told me not to tell my solicitor about this deal as it could impact my mortgage with Nationwide Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have just appointed agents to market my basement flat in Heywood. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly service charge invoice – what should I do?

It best that you clear the maintenance contribution as usual as all rents and maintenance payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I inherited a 1st floor flat in Heywood, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Heywood with an extended lease are worth £211,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2092

With only 68 years unexpired the likely cost is going to be between £9,500 and £11,000 plus costs.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

What can I do to determine who owns a house in Heywood?

As long as the property is recorded at HMLR, and you have sufficient specifics of the address of the property, you should be able to obtain details from the the Land Registry of the registered owner for a fee.