Unfortunately I am unable to travel far from Irlam and Cadishead. Is there a reason why all Irlam and Cadishead property lawyers are not on all bank panels?

Banks tend to restrict either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that the firm must have at least two partners. As well as restricting the type of firm, some banks for example HSBC made a decision to limit the size of their panel they permit to represent them. It is worth noting that building societies have no responsibility for the accuracy of advice given by any Irlam and Cadishead conveyancer on their panel. Increases in mortgage fraud was the key driver in the rationalisation of solicitor panels from 2008 even though there are opposing thoughts about the extent of solicitor involvement in some of that fraud. Data published by HM Land Registry reveal that thousands of conveyancing practices only carry out one or two conveyances a year. Those advocating conveyancing panel culls question why conveyancing firms deserve claim to be listed on a conveyancing panel when it is evident that conveyancing is not their primary expertise?

I have given 8 weeks notice to my existing landlord and have to be out of my rented apartment in Irlam and Cadishead by the end of next month. Conveyancing for my house purchase has just started. How realistic is it to complete in a couple of weeks as don't want to have to find short term accommodation?

The normal practice is not to provide notice on a rental unless exchange of contracts has taken place. Assuming that you have not already done so, notify to your lawyer and request that they chase the sellers solicitors, try to get a realistic time scale from them that all parties will work to achieve

The estate agent has sent us the confirmation of our purchase of a new build apartment in Irlam and Cadishead. 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 conveyancing.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Irlam and Cadishead

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

In my capacity as executor for the will of my aunt I am selling a property in Swansea but live in Irlam and Cadishead. My solicitor (based 250 kilometers from mehas requested that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing practitioner in Irlam and Cadishead who can attest and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in Irlam and Cadishead

Is there a difference between surveying and conveyancing in Irlam and Cadishead?

Conveyancing - in Irlam and Cadishead or elsewhere - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the buying price down or asking the seller to remedy the problems prior to you move in.