We are getting a further advance on our mortgage from UBS as we intend to conduct alterations to our property in Baguley. Are we obliged to appoint a nearby Baguley solicitor on the UBS conveyancing panel to handle the legals?

UBS don't usually require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.

I'm spending time viewing houses in Baguley and I am now considering a potential offer. Is it wise to have a conveyancer on ‘stand by’? I intend to finance via a home loan with RBS.

You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are getting a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.

Barclays have agreed my mortgage in principle, my bid on a flat in Baguley has been agreed to, what are the next steps?

The property agent will wish to be informed of your conveyancing practitioner's details (ensure that the conveyancers are on the bank’s panel). Call up Barclays or the broker and complete any relevant documentation. Barclays will appoint a valuer who will get in touch with the estate agent or seller to schedule a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Barclays will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Baguley.

My partner and I are selling our home in Baguley and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an online conveyancing firm rather than a conveyancing solicitor in Baguley. We have lived in Baguley for 4 years we know that this is a non issue. Do we contact our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Baguley is where the house is located. Can you offer any guidance?

Flying freeholds in Baguley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Baguley you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Baguley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

We're novice buyers - had an offer accepted, yet the estate agent informed us that the vendor will only proceed if we instruct the agent's chosen solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer accustomed to conveyancing in Baguley

It is improbable the sellers are driving this. If they desire ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Try to communicate with the vendors directly and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you are going to appoint your preferred Baguley conveyancing firm - rather thanthose that will earn the estate agent a introducer fee or meet his conveyancing targets set by head office.

Is there a difference between surveying and conveyancing in Baguley?

Conveyancing - in Baguley or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re buying and will help you find out about the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the vendor to fix the problems before you move in.