The Romiley conveyancing lawyers that I recently instructed on my house acquisition in Romiley have suddenly closed. I only went with them because I needed a lawyer on the Clydesdale conveyancing panel and my preferred Romiley lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.

Should commercial conveyancing searches disclose planned roadworks that could impact a commercial land in Romiley?

Its becoming the norm that commercial conveyancing solicitors in Romiley will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Romiley. The report sets out definitive data 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 Romiley.

For every commercial conveyancing transaction in Romiley it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Romiley commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Romiley.

I'm buying my first flat in Romiley with a loan from Platform Home Loans Ltd. The sellers would not reduce the price so I negotiated 6k of extras instead. The property agent told me not to tell my solicitor about the side-deal as it may put at risk my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How straightforward is it to use your search facility to choose a conveyancing solicitor in Romiley on the panel for my bank?

1st pick a bank such as Yorkshire Building Society, Skipton Building Society or Clydesdale then type in your preferred area for example Romiley. Conveyancing firms in Romiley and nationally will then be identified.

Can you provide any top tips for leasehold conveyancing in Romiley from the point of view of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Romiley can be reduced where you appoint lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ lawyers.
If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than ongoing. If you are supposed to have a share in the freehold, you should make sure that you have the original share document. Organising a duplicate share certificate can be a lengthy formality and slows down many a Romiley conveyancing deal. If a reissued share certificate is required, you should approach the company director and secretary or managing agents (where relevant) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Romiley leases often stipulate that internal structural alterations or installing wooden flooring require a licence issued by the Landlord consenting to such works. Where you fail to have the paperwork to hand do not communicate with the landlord without checking with your conveyancer in advance.

I inherited a studio flat in Romiley, conveyancing was carried out in 2006. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Romiley with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2072

With only 53 years unexpired we estimate the price of your lease extension to range between £27,600 and £31,800 as well as costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.