I require conveyancing for an apartment in a fairly new development (seven years old) in Johnstown. The vast majority the flats have already been occupied. Is it really necessary to order local searches for my conveyancing in Johnstown?

You are taking a significant risk in refusing to carrying out Johnstown conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in no uncertain terms that your lawyer conducts them. Where time pressures and driving down costs are top of your concerns you should discuss with your lawyer about the option of search insurance

Is it the case that all Johnstown solicitor practices on the HSBC conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the HSBC conveyancing panel they would need to be regulated by the SRA. Some lenders do permit licenced conveyancers on their panel in which case such firms would be overseen by the CLC.

How can we know in advance if a Johnstown conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Johnstown obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your conveyancing.

I have decided to exercise my right to buy my property in Johnstown off the council. I have a mortgage offer with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

I am close to exchanging contracts on the sale of our home in Johnstown and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Johnstown. Having lived in Johnstown for 5 years we know of no issue. Should we get in touch with our local Authority to get clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Are there restrictive covenants that are commonly picked up during conveyancing in Johnstown?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Johnstown. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm purchasing a new build house in Johnstown with a loan from Bank of Ireland. The sellers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not to tell my lawyer about this extras as it may put at risk my mortgage with Bank of Ireland. 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.