My wife and I are planning to purchase a 2 bedroom flat in Croston with a mortgage. We would like to retain our Croston lawyer, however the mortgage company says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Croston conveyancing practitioner and pay for one of their panel lawyers to act for them. We regard this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you 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 Croston conveyancing solicitor to apply to be on the conveyancing panel.

Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Croston?

Many commercial conveyancing solicitors in Croston will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Croston. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Croston.

For every commercial conveyancing transaction in Croston it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Croston commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Croston.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Croston. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Croston

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I am a sole trader intending to lease a unit on a shopping parade. Can you recommend solicitors offering competitive charges for non-domestic conveyancing in Croston for under £2000?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Croston, including the sale and acquisition of businesses as well as simply premises. Whether you are looking to acquire or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will find you the right firm. Regarding the fees this will depend on the structure and heads of terms of the deal. Please provide us with your details or call us so that we can furnish you with comprehensive commercial conveyancing calculation.

Should one as executor remove a deceased person's details from the title register for a house in Croston?

If a Croston property is co-owned and one of the owners dies, their name will not immediately be removed from the title deeds. It is not necessary to amend the title as when it comes to a sale your conveyancer would just need to evidence why the co owner is not a party to the conveyance, usually this is in the form of the probate documents.

With a view to making things simpler in the future you can arrange to have the deceased person erased from the title by applying to the land registry with proof of the death. There is no land registry fee payable.