My wife and I buying a 3 bedroom semi in Dalton in Furness. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include checks to ascertain if these works are allowed?

Your solicitor should review the deeds as conveyancing in Dalton in Furness will on occasion identify restrictions in the title documents which prohibit categories of changes or need the consent of another owner. Certain extensions require local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.

Is it the case that all Dalton in Furness conveyancing solicitors on the Bank of Ireland conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

Co-operative have agreed my mortgage in principle, my offer on a property in Dalton in Furness has been accepted, now what?

Your property agent will wish to be advised as to your conveyancer's details (ensure that the solicitors are on the lender’s approved list). Call up Co-operative or the broker and complete any appropriate forms. Co-operative will instruct a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Co-operative will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Dalton in Furness.

The deeds to our house can not be found. The solicitors who dealt with the conveyancing in Dalton in Furness 10 years ago have long since closed. What do I do?

In today’s world there are duplicates made of almost everything, and your lawyer will be aware exactly where to locate all the relevant paperwork so you may purchase or dispose of your house without a hitch. Where copies can’t be found, your lawyer may be able to put in place insurance or indemnities against possible claims on your property.

I'm buying a new build house in Dalton in Furness with a loan from Bank of Ireland. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the deal as it would impact my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Dalton in Furness is the location of the property. Can you shed any light on this issue?

Flying freeholds in Dalton in Furness are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dalton in Furness you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dalton in Furness may determine 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 premises.

Much to my surprise my conveyancing solicitor in Dalton in Furness has requested from me ID documents stating that this is part of his requirements as a solicitor on the lender Solicitor panel. Can this be correct?

Anti-terror and anti-money-laundering rules require Dalton in Furness conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements