Unfortunately I am unable to travel far from Baguley. What is the rationale as to why all Baguley conveyancers aren't included on all bank panels?

A decade ago most lenders demonstrated an approach to risk which is different than today. The financial regulator in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, lenders have subsequently soughtmore data from law firms about their operations and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have been removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the criteria of volume of transactions the mortgage companies insisted on.

I had intended to instruct a property lawyer in Baguley for our house purchase. Our financial adviser has since advised us that our mortgage company Alliance & Leicester won't deal with them. Why is this not regarded as unfair competition?

A lender can require an approved solicitor act for it. Borrowers are liable to meet the charges for this. Do use our directory service to find a solicitor to carry conveyancing in Baguley on the Alliance & Leicester member panel.

I require expedited conveyancing in Baguley as I am under an ultimatum to exchange contracts in less than 3 weeks. Fortunately I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?

As you are not getting a home loan you have the choice not to have searches conducted although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Baguley the following are examples of issues that can be revealed and therefore affect the marketability of the property: Enforcement Actions, Overdue Charges, Overdue Grants, Road Schemes,...

It has been four months since my purchase conveyancing in Baguley took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Estate agents have just been given the go-ahead to market my 2 bed flat in Baguley. Conveyancing is yet to be initiated, but I have recently received a half-yearly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as normal given that all rents and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Baguley Leasehold Conveyancing - Examples of Questions you should ask before buying

What is the length of the lease? Best to be warned whether fixing the lift or some other major work is coming up to be shared between the leasehold owners and may well dramatically impact the level of the maintenance costs or require a specific payment. Is there a share of the freehold?