We are hoping to buy a 3 bedroom apartment in Dukinfield with a homeloan from Bank of Ireland.We use our Dukinfield conveyancing solicitor but Bank of Ireland advised that her practice is not on their approved list of firms. We have to appoint a Bank of Ireland panel lawyer or retain our high street solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its various provisions, one of which will be that solicitors will be on the Bank of Ireland approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Bank of Ireland

I am downsizing from our home in Dukinfield and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Dukinfield. We have lived in Dukinfield for 5 years we know that this is a non issue. Should we contact our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. What do they say? 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 life insurance to cover that same illness)

How does conveyancing in Dukinfield differ for new build properties?

Most buyers of new build premises in Dukinfield come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because developers in Dukinfield tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Dukinfield or who has acted in the same development.

I am looking for a leasehold apartment up to £245,000 and identified one near me in Dukinfield I like with a park and transport links nearby, the downside is that it only has 61 years on the lease. There is not much else in Dukinfield suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a home loan the shortness of the lease may be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

I am in the process of buying my 1st home in Dukinfield. Conveyancing practitioner has been chosen. The financial consultant advised that a survey is not needed as the house is only fifteen years old.

You would be best advised to take a Home Buyer's Report. Given the premises was constructed more than a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may be sufficient. They will highlight any obvious problems and suggest further investigation where appropriate. If there are any indications of material issues seek a comprehensive structural survey.