I am expecting a AIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Spondon solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Spondon solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

I am due to exchange contracts on my flat. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being a right pain. The Spondon solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.

Bank of Ireland have agreed my mortgage in principle, my bid on a flat in Spondon has been accepted, now what?

Your estate agent will wish to be informed of your property lawyer's details (make sure the property lawyers are on the bank’s approved list). Telephone Bank of Ireland or your financial adviser and finish off any relevant forms. Bank of Ireland will instruct a valuer who will get in contact with the selling agent or owners to schedule a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. Bank of Ireland will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Spondon.

Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial land in Spondon?

Its becoming the norm that commercial conveyancing solicitors in Spondon will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Spondon. The search result provides definitive information 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 Spondon.

For each commercial conveyancing transaction in Spondon it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Spondon commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Spondon.

It has been three months following my purchase conveyancing in Spondon took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Spondon. Conveyancing is a frightening process 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 legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Spondon

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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.

My brother has urged me to instruct his lawyers for conveyancing in Spondon. Should I choose my own property lawyer?

There are no two ways about it the best way to find a conveyancing practitioner is to seek guidance from friends or family who have actually used the solicitor that you are contemplating using.