Finally the sale completed on my house in Thornton Cleveleys last December but the buyer keeps e-mailing every few hours to say their lawyer needs to hear from mine. What are the post completion sale legalities now that I have sold?

After completion of your house sale your conveyancer is obliged to deliver the transfer documentation and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer must also send confirmation that the mortgage has been paid off to the purchasers conveyancers. There are no post completion tasks just for conveyancing in Thornton Cleveleys.

I have been told that property searches are a common cause of obstruction in Thornton Cleveleys house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Thornton Cleveleys.

The estate agent has sent us the confirmation of our purchase of a new build flat in Thornton Cleveleys. 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 enquiries that you may expect your new-build leasehold conveyancing in Thornton Cleveleys

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.

I need to instruct a conveyancing solicitor for residential conveyancing in Thornton Cleveleys. I've stumble upon a web site which appears to be the ideal solution If it is possible to get all the legals done via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My son is about to join the property ladder, he had his mortgage in principle. One the offer was accepted on house we rang the bank to progress the mortgage application. I was shocked to discover that mortgage lenders do not accept all property lawyer, they need to be on their approved list, is this correct?

Lenders ordinarily imposes restrictions either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Thornton Cleveleys solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.