My husband and I are intending to acquire a 3 bedroom flat in Bredbury with a mortgage. We have a Bredbury conveyancer, however the lender says she’s not on their "panel". It seems we have no choice but to instruct one of the lender panel conveyancing practices or continue with our Bredbury solicitor as well as pay for one of their panel lawyers to act for them. This feels very unfair; can we not demand that the bank use our Bredbury conveyancer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Bredbury conveyancing lawyer to apply to be on the conveyancing panel.

The sellers of the property we are looking to purchase hired a conveyancing firm in Bredbury who has suggested a exclusivity contract with a non-refundable deposit two thousand pounds. Are such agreements recommended for Bredbury conveyancing transactions?

Lock out agreements are contracts binding a home vendor and purchaser giving the buyer exclusive rights to the sale of the property for a certain period of time. For all intents and purposes, a lock out agreement is a contract specifying that you should receive a contract at a later date being the main conveyancing contract. It is generally used for buyer protection though in some cases, the owner may enjoy an upside from such agreements as well. There are many pros and cons to using them but you need to check with your solicitor but note that it may result in incurring extra in conveyancing charges. In light of these reasons these contracts are unusual when it comes to conveyancing in Bredbury.

When it comes to mortgage companies such as UBS, do Bredbury property lawyers have to pay a yearly amount to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Bredbury solicitor on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

I have instructed a Bredbury property lawyer having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bredbury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Have purchased a a terraced house in Bredbury , how long will it take for the Land Registry to register my ownership? My Bredbury conveyancing solicitor works at snail pace, so I want to be certain the registration formalities are addressed.

As far as conveyancing in Bredbury is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry have to notify any third persons or bodies. Currently approximately three quarters of submission are fully addressed in less than three weeks but occasionally there can be protracted delays. Historically registration is effected after the buyer has moved in to the premises therefore post completion formalities is not always primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.

Is there anything unique about your site and alternative online quote calculators when it comes to conveyancing in Bredbury?

At this site get a conveyancing quote via a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Bredbury. Unlike many estate agents and many comparison sites we do not operate referral deals with solicitors. Some agents and online brokers 'recommend' the firm who pay the highest commission, as opposed to the best value conveyancing in Bredbury