How up to date is your database of Irlam and Cadishead solicitors on the Bank of Ireland conveyancing panel? Do Bank of Ireland send you an updated list?

Irlam and Cadishead conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

What is the difference between a licensed conveyancer and conveyancing solicitor in Irlam and Cadishead

Two types of professional can execute conveyancing in Irlam and Cadishead namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the disposal or purchase of property. Both are required to execute Irlam and Cadishead conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that all requirements and procedures will be suitably followed.

We expect to receive a DIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Irlam and Cadishead solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

You will need to appoint Irlam and Cadishead solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I am due to exchange contracts on my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being a right pain. The Irlam and Cadishead solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.

Do commercial conveyancing searches disclose impending roadworks that could impact a commercial property in Irlam and Cadishead?

Its becoming the norm that commercial conveyancing solicitors in Irlam and Cadishead will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Irlam and Cadishead. The report provides definitive data 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 Irlam and Cadishead.

For every commercial conveyancing transaction in Irlam and Cadishead it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Irlam and Cadishead commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Irlam and Cadishead.

three months have elapsed since my purchase conveyancing in Irlam and Cadishead completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

About to purchase 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.

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

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared.