Is the fact that my solicitor in Adlington is not on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?

That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Adlington conveyancing practice and enquire why they are no longer on the approved list for your lender.

The Adlington conveyancing firm handling our Adlington conveyancing has uncovered a difference when comparing the information in the valuation survey and what is revealed within the legal papers for the property. My solicitor has advised that he must ensure that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach 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 are purchasing a flat in Adlington. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to deposit money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We had appointed conveyancing lawyers based in Adlington on the Nottingham solicitor panel. They are now charging me a further amount for dealing with the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. The fee is not dictated by Nottingham but by your Adlington property lawyer. Some firms on the Nottingham panel will quote ’dealing with mortgage’ fee and others do not.

I was told three weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Adlington is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.

Do commercial conveyancing searches reveal planned roadworks that may impact a commercial property in Adlington?

Its becoming the norm that commercial conveyancing solicitors in Adlington will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Adlington. The report 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 Adlington.

For each commercial conveyancing transaction in Adlington it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Adlington commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Adlington.

About to purchase a new build apartment in Adlington. Conveyancing is a frightening process 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 are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Adlington

There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.