Our Swinton conveyancer has identified an inconsistency between the surveyor’s assumptions in the home valuation report and what is in the title deeds. My solicitor has advised that he is obliged to check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s course or action right?

Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Can I be sure that the Swinton conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Swinton getting recommendations is a sensible 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 recommend that you speak with the lawyer conducting your transaction.

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 telephoned my Swinton building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Swinton conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?

Your lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Swinton solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Swinton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

About to purchase a new build apartment in Swinton. Conveyancing is daunting 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 conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Swinton

Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Please supply a car parking plan.

I decided to have a survey completed on a property in Swinton ahead of instructing lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some banks may not grant a loan on a flying freehold home.

It varies from the lender to lender. HSBC has different requirements from Nationwide. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Swinton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Swinton to see if the conveyancing costs will increase in light of this.

Are there any apps to assist me to identify a Swinton solicitor on the Norwich and Peterborough Building Society conveyancing panel? I have a car and am willing to travel upto 25kilometers to meet the conveyancer.

You can use the search on this page. Please pick a lender and your location and you will see a number of Swinton conveyancing lawyers based on proximity. We have detailed some Swinton conveyancing firms towards the end of this page and you can telephone them to verify whether they are on the Norwich and Peterborough Building Society panel