I am not in a position to travel far from Pendlebury. I would like to know the logic why all Pendlebury solicitors aren't included on all lender panels?

As unjust as it may seem for banks to restrict who can act for them, from the public’s or conveyancer’s viewpoint, the the contrary view is that lending institutions are becoming ever more anxious and regard it essential to shield themselves from mortgage fraud. As a consequence of this concern lenders are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.

I am due to complete on the purchase of a house in Pendlebury but as a consequence of wreckage from the recent storms I have managed to agree compensation from the seller of £2k by way of a adjustment in the price. I had intended this to be dealt with as part of a side agreement but UBS are not allowing this. Should they have been approached?

The lawyer that is on the UBS conveyancing panel is duty bound to disclose to UBS of any amendments to the sale price. If you prohibit your solicitor to report the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Pendlebury.

We are looking to buy a property and require a conveyancing solicitor in Pendlebury who is on the Santander conveyancing panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Pendlebury.

I completed on my home on 6 October and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Pendlebury advises it will be formalised in less than a month. Are properties in Pendlebury particularly slow to register?

As far as conveyancing in Pendlebury is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. At present roughly 80% of submission are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Historically registration occurs after the purchaser has moved in to the property therefore registration formalities is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.

Just had an offer accepted on a new build apartment in Pendlebury. 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 legal work.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pendlebury

Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.