Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Rishton so that I can attend their offices if required.

Nowadays conveyancing panel lawyers for mortgage companies carry out the vast majority of work via the post, internet or over the phone. This means that they can undertake the legal work for your home move regardless of where you live in England or Wales. However you can see if you have the option of attending the offices of your conveyancing lawyer if needed.

I am assisting my step-mother sell her house in Rishton. Will the solicitor order the EPC or do I organise this?

After the abolition of Home Packs, energy assessments remained a mandatory element of moving property. An EPC must be to hand before the property is marketed. It is not as aspect of the sale process that law firms normally organise. If you are instructing a Rishton conveyancing lawyer they may be willing to arrange EPC’s given their contacts with reputable local accredited person

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Rishton bank branch on various occasions and was advised it wasn't a problem and they would lend. My Rishton conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their published requirements. I have no idea who is right.

As long as the solicitor is on the mortgage company panel, they must follow the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am due to exchange contracts on my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being problematic. The Rishton solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I acquired my home on 5 July and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Rishton advises it would be formalised inside ten days. Are transfers in Rishton uniquely lengthy to register?

As far as conveyancing in Rishton is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. As of today in the region of three quarters of submission are completed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration occurs once the purchaser is living at the premises thus an expedited registration is not always top priority yet if it is urgent that the the registration takes place urgently then you or your conveyancer should contact the land registry and explain the circumstances.

What is different about your site and other online quote calculators for conveyancing in Rishton?

At this site obtain a conveyancing quote via a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Rishton. As opposed to estate agents and many comparison sites we are not in the business of charging firms a fee if you choose them for your property ownership legalities in Rishton

I have just appointed agents to market my garden apartment in Rishton.Conveyancing is yet to be initiated but I have just received a half-yearly maintenance charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the service charge as normal because all ground rent and maintenance charges will be apportionedon completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially