I am in the process of selling my apartment in Newton-le-Willows and the EA has just text me to advise that the buyers are appointing a new property lawyer. The reason given is that the bank will only work with property lawyers on their conveyancing panel. On what basis would a big named lender only work with certain law firms rather the firm that they want to choose for their conveyancing in Newton-le-Willows ?

Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.

I am the registered owner of a freehold house in Newton-le-Willows but nevertheless pay rent, why is this and what is this?

It is rare for properties in Newton-le-Willows and has limited impact for conveyancing in Newton-le-Willows but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

My wife and I are selling our house in Newton-le-Willows and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Newton-le-Willows. We have lived in Newton-le-Willows for six years we know of no issue. Do we contact our local Authority to get clarification need.

It would appear that you have a conveyancing solicitor currently acting for you. 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 health insurance to cover that same sickness)

I am buying a new build apartment in Newton-le-Willows. Conveyancing is a frightening process 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 legal work.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Newton-le-Willows

Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I am looking for a flat up to £195,000 and identified one close by in Newton-le-Willows I like with open areas and transport links nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Newton-le-Willows suitable, so just wondered if I would be making a mistake buying a short lease?

If you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.