I selected a Garstang based firm for my conveyancing in Garstang recently. After carefully reading the Terms and Conditions I seeI am liable for charges even where the conveyance does not complete. Should I ditch them and use an on-line conveyancing company advertising no-sale-no-fee conveyancing in Garstang?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be more expensive to counteract those transactions that abort. You should be mindful that such deals tend not to cover disbursements such as Garstang conveyancing search fees.

I am being told by my conveyancer that chancel insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Garstang?

The right level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

My wife and I have organised a further advance on our home loan from Co-operative as we intend to conduct renovations to our home in Garstang. Are we obliged to choose a bricks and mortar Garstang solicitor on the Co-operative conveyancing panel to handle the legals?

Co-operative do not ordinarily appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.

I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Garstang solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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 Garstang 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.

Do commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Garstang?

Its becoming the norm that commercial conveyancing solicitors in Garstang will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Garstang. 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 Garstang.

For each commercial conveyancing transaction in Garstang it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Garstang commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Garstang.

Are there restrictive covenants that are commonly identified during conveyancing in Garstang?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Garstang. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

What does commercial conveyancing in Garstang cover?

Garstang conveyancing for business premises incorporates a broad array of services, supplied by qualified solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.