I am looking for value for money property lawyer. Should I go for for a national conveyancer or a local Bacup conveyancing solicitor?

Bacup is a special area, where neighbourhood know-how counts for a lot. The relaxed pace of life has an upside – but not when it comes to your home move. The solicitors that we work with display well rounded Bacup intelligence with a professional, hands-onattitude that ensures everything runs smoothly. It is a distinct advantage if they enjoy long term rapport with financial advisers, estate agents, surveyors and counterpart Bacup conveyancing practices

My grandson is purchasing a new build apartment in Bacup with a home loan from TSB. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I need some fast conveyancing in Bacup as I have an ultimatum to exchange contracts in less than one month. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?

If.Given you are not obtaining a mortgage you have the choice not to have searches conducted although no law firm would suggest that you don't. With lots of history conveyancing in Bacup the following are instances of what can crop up and therefore affect market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...

Me and my brother have a semi-detached Edwardian property in Bacup. Conveyancing solicitor acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the matching address. Is it worth asking Bank of Ireland to clarify?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bacup and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who conducted the purchase.

What is the reason for my lawyer requiring a list of items of identification ahead of starting selling or buying a property in Bacup?

Bacup solicitors are obliged by the Law Society, SRA, HM Land Registry and current Money Laundering Regulations to certify that the have checked the identity of their clients. It is also sometimes a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and date of birth.