My wife and I are intending to acquire a 2 bedroom apartment in Chorley with a mortgage. We wish to retain our Chorley conveyancer, however the lender advise she’s not on their "panel". It seems we have little choice but to select one of the lender panel firms or continue with our Chorley conveyancer and pay for one of their panel ones to act for them. We consider that this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Chorley conveyancing solicitor to apply to be on the conveyancing panel.

Some advice if I may. My Chorley conveyancer is assuring me that he has toapply for Chorley conveyancing searches becausethe firm are on the Virgin Moneyapproved lawyer panel. These Chorley searches cost a lot of money can this be avoided?

You have limited options available to you. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Chorley conveyancing searches.

Have completed on a a semi-detached house in Chorley , how long will it take for the Land Registry to register my ownership? My Chorley conveyancing solicitor works at snail pace, so I want to check the registration is concluded.

There is nothing unique about conveyancing in Chorley registration formalities. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry need to notify any third parties. As of today approximately 80% of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration occurs after the buyer has moved in to the premises thus an expedited registration is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.

Am I right to be concerned that brokers that I am dealing with are suggesting an online conveyancing firm as opposed to a local Chorley conveyancing practice?

As with many service providers, often input from family and friends can be worth their weight in gold. Nevertheless there are numerous people with a keen interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may suggest lawyers to select. Sometimes the solicitors might be known to one of the organisations as experts in their field, but occasionally there is an underlying financial incentive behind the endorsement. You have the discretion to appoint your preferred lawyer. Don't forget that many lenders specify a panel list of solicitors you have to use for the lender related work in your home move.

We expect to complete the sale of our £250,000 flat in Chorley on Thursday in a week. The landlords agents has quoted £300 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Chorley?

Chorley conveyancing on leasehold maisonettes more often than not involves the purchaser’s solicitor submitting enquiries for the landlord to address. Although the landlord is not legally bound to answer these enquiries most will be content to do so. They may invoice a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some cases it is above £800. The management information fee levied by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration charges, otherwise the invoice is not strictly payable. In reality you have little option but to pay whatever is demanded should you wish to complete the sale of your home.

Chorley Conveyancing for Leasehold Flats - Sample of Queries before buying

On the whole the outlay for major works tend not to be wrapped into the maintenance charges, although a few managing agents in Chorley obliged leaseholders to pay into a sinking fund created for the specific intention of establishing a fund for larger repairs or maintenance. This information is useful as a) areas may result in problems for the building as the common areas may begin to deteriorate where maintenance remain unpaid b) if the leasehold owners have a dispute with the managing agents you will want to know about it Are there any major works in the planning that will add a premium to the service costs?