We instructed a high street firm for my conveyancing in Greater Manchester yesterday. Upon checking the Ts and Cs it is apparent thatI am on the hook for costs even where the conveyance does not complete. Should I ditch them and instruct a web based conveyancing company promising no completion no cost conveyancing in Greater Manchester?

Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to cover the cases that do not proceed. You should be mindful that these offerings rarely protect you from outlay by way of example Greater Manchester conveyancing search costs.

My wife and I are about to exchange buying a house in Greater Manchester but as a result of wreckage from the recent storms I have was able negotiate compensation from the current proprietors of £3k by way of a reduction in the price. I had intended this to be dealt with as part of a side agreement yet Lloyds will not agree to this. Why were they approached?

Any conveyancer being on a Lloyds approved list is obliged to advise Lloyds of any amendments to the purchase price. If you were to refuse your property lawyer to notify the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new lawyer for your conveyancing in Greater Manchester.

Have just purchased a repossessed house at auction in Greater Manchester. Conveyancing is needed. What happens now?

Having exchanged you will need to find a conveyancing lawyer quickly as you are faced with a tight a fixed date to complete the property. All auction property will have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You should pass this on to the conveyancer instructed by you at the earliest opportunity. You also need to ensure that your finances are organised to complete on the on the contractual date .

is it true that all Greater Manchester conveyancing solicitors on the HSBC conveyancing panel are governed by the SRA?

As solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the SRA. Many lenders do permit licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.

We had appointed solicitors based in Greater Manchester on the Coventry BS solicitor approved list. They are now charging me a supplemental amount for handling the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. This fee is not dictated by Coventry BS but by your Greater Manchester lawyer. Plenty of firms on the Coventry BS panel will charge an ‘acting for lender’ fee and others do not.

I need to instruct a conveyancing solicitor for residential conveyancing in Greater Manchester. I happened to land on a site which seems to have the ideal offering If there is a chance to get all formalities completed via web that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My husband and I plan to purchase our 1st home in Greater Manchester. Conveyancing practitioner has been chosen. The mortgage adviser pointed out that a survey is not needed as the house is only 20 yrs old.

You would be well advised to undertake a Home Buyer's Report. As the premises is more than 10 years old the property will not benefit from a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report may suffice. The report should highlight any apparent issues and suggest further investigation where appropriate. If there are any signs of problems seek a full structural survey.