My solicitor has informed me that lack of building regulations insurance is required on my purchase. What is the level of cover for Oldham conveyancing?

The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

How can we tell if a Oldham conveyancing solicitor on the Virgin Money panel is any good?

When it comes to conveyancing in Oldham 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 which is cheap as chips. We would always advise that you speak with the solicitor conducting your transaction.

I have paid off my mortgage with Principality. I assume I don't need a Oldham property lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

The estate agent has sent us the confirmation of our purchase of a new build flat in Oldham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Oldham

Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Oldham is the location of the property. Is there any guidance you can impart?

Flying freeholds in Oldham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Oldham you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Oldham may determine 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.

How simple is it to swap conveyancer as I need to select one who is on the HSBC Bank conveyancing panel. I had appointed a family conveyancing solicitor in Oldham five minutes from me but he is not accepted by HSBC Bank

We will our best to assist in finding you a conveyancing solicitor in Oldham on the HSBC Bank panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Oldham. Using the find a conveyancing solicitor tool on this site, you can scrutinise fees for conveyancing solicitors in Oldham and throughout England and Wales.

Can you offer any advice when it comes to finding a Oldham conveyancing practice to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Oldham conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Oldham conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

What are the charges for lease extension work? How familiar is the practice with lease extension legislation?

Oldham Leasehold Conveyancing - Examples of Queries Prior to buying

Be sure to discover if there is anything that is prohibited in the lease. For example it is very common in Oldham leases that pets are not permitted in in a block in Oldham. If you like the flatin Oldham however your dog is not allowed to live with you then you have a very hard determination. How much is the annual maintenance fee and ground rent? Who are the managing agents?