We are buying our first home. Our conveyancer has calledto ask if we wish to purchase supplemental conveyancing searches. Unfortunately we in the dark as to what's recommended for conveyancing in Nantwich

The quantity and type of Nantwich conveyancing searches should be dictated entirely on the premises, the location, the possibility of any of these risks, your familiarity of the region and risks, your general appetite to risk. What matters is that you adequately appreciate what information each search could supply. You may then decide if you personally think you need that search. Should you be unsure, ask your conveyancing practitioner to recommend.

Can you clarify what the consequences are if my lawyer’s firm is removed from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Nantwich?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Will commercial conveyancing searches reveal impending roadworks that could affect a commercial land in Nantwich?

Many commercial conveyancing solicitors in Nantwich will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Nantwich. The report provides definitive information 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 Nantwich.

For each commercial conveyancing transaction in Nantwich it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Nantwich commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Nantwich.

I purchased a 4 bedroom Victorian property in Nantwich. Conveyancing practitioner represented me and Yorkshire Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Yorkshire Building Society to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be 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 Nantwich and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the conveyancing.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Nantwich is where the house is located. Is there any advice you can give?

Flying freeholds in Nantwich are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Nantwich you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nantwich may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.