The Whalley Range conveyancing firm handling our Whalley Range conveyancing has discovered a difference when comparing the surveyor’s assumptions in the valuation report and what is revealed within the legal papers for the property. My lawyer has advised that he needs to check that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action correct?

Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions 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.

My wife and I buying a terrace house in Whalley Range. The intention is to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to determine if these works are allowed?

Your solicitor will review the registered title as conveyancing in Whalley Range will occasionally identify restrictions in the title deeds which prohibit categories of works or necessitated the consent of a 3rd party. Certain extensions call for local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

I have paid off my mortgage with Clydesdale. I assume I don't need a Whalley Range conveyancing practitioner on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Clydesdale has sent the Land Registry the discharge electronically, and
3. Clydesdale has instructed the Land Registry to do so

I have finally had an offer on a maisonette in Whalley Range agreed to, the vendors do nevertheless have a dependent purchase. The owners have offered on somewhere, however it’s not yet agreed to, and have viewings of other flats booked. I have selected a bricks and mortar conveyancing solicitor in Whalley Range. What do I do now? At what stage should I apply for the mortgage with Santander?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Whalley Range conveyancing search costs, etc). The first thing to do is ensure that your property lawyer is on the Santander conveyancing panel. Concerning the next phase this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. During a rising market the majority of home buyers would apply for the mortgage with Santander and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with the conveyancing in Whalley Range.

Will our lawyer be asking questions about flooding as part of the conveyancing in Whalley Range.

Flooding is a growing risk for lawyers dealing with homes in Whalley Range. Some people will acquire a property in Whalley Range, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, but there are a various checks that may be carried out by the purchaser or by their lawyers which will figure out the risks in Whalley Range. The standard property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to discover if the property has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the vendor, then a purchaser may issue a legal claim for losses as a result of such an inaccurate answer. A buyer’s lawyers should also conduct an environmental search. This should disclose if there is any known flood risk. If so, more detailed inquiries will need to be conducted.

I bought my home on 11 October and the transaction details are still not registered. Any reason for this? My conveyancing solicitor in Whalley Range advises it will be concluded in less than a month. Are transfers in Whalley Range particularly slow to register?

As far as conveyancing in Whalley Range registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry must send notices to any third parties. At present in the region of three quarters of submission are completed in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected once the buyer is living at the premises so an expedited registration is not always top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.

I am using a search engine for the words conveyancing in Whalley Range it brings up numerous property lawyersin the vicinity. How do I determine which is the right conveyancing solicitor for my move?

The best way of finding a suitable conveyancer is via personal referral, so seek the counsel of friends and family who have acquired a property in Whalley Range or the reputable estate agent or financial adviser. Costs for conveyancing in Whalley Range differ, so it's sensible to obtain a minimum of three fee estimates from varying types of conveyancers. Be sure to secure confirmation that the fees are fixed.