Please help. My Hale conveyancer is advising me that she is duty bound toapply for Hale conveyancing searches asthe firm are on the HSBCapproved lawyer panel. These Hale searches cost a lot of money can this be avoided?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Hale conveyancing searches.

When it comes to lenders such as RBS, do Hale conveyancers have to pay a yearly amount to be on the list of approved solicitors?

We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I am due to exchange contracts on my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being problematic. The Hale solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Our offer on a property in Hale has been accepted, but there is a chain. The vendors have placed an offer on somewhere, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have chosen a nearby conveyancing solicitor in Hale. What should be my next step? When do I get the mortgage application with HSBC started?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then valuation, Hale conveyancing search costs, etc). The first thing to do is check that your conveyancer is on the HSBC conveyancing panel. Concerning the subsequent stages this very much depends on the specifics of your case, attraction to the property and on the state of the market. In a rising market some buyers will apply for a home loan with HSBC and pay for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with searches.

Just bought a semi-detached house in Hale , how long should it take for the Land Registry to register my ownership? My Hale conveyancing solicitor works at snail pace, so I want to check the registration is concluded.

As far as conveyancing in Hale is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether it is in order and if the Land registry communicate with any other persons or bodies. Currently approximately three quarters of such applications are fully addressed within 12 days but some can be subject to protracted delays. Historically registration takes place after the buyer is living at the premises thus 'speed' is not typically top priority but where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.

Just had an offer accepted on a new build flat in Hale. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Hale

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared.

Our solicitor in Hale has identified a defect with the lease for the apartment we are purchasing in Hale. The other side have put forward defective title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer says that as he is on the bank conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is the lender?

Just because you have a mortgage offer from the lender does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Hale conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the lender are the client. These conveyancing instructions must be adhered to by the lender conveyancing panel who has to balance acting for you and the lender