We are about to complete on the purchase of a house in Kirkdale but as a result of wreckage from the recent storms I have managed to agree reparation from the seller in the sum of £2k by way of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process yet Clydesdale are not allowing this. Why were they informed?

The solicitor being on a Clydesdale approved list is obliged to advise Clydesdale of any changes to the purchase price. If you prohibit your conveyancing practitioner to notify the price change to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new conveyancer for your conveyancing in Kirkdale.

I am assisting my niece sell her flat in Kirkdale. Does the solicitor arrange the energy performance certificate or it is for me to see to?

Following the demise of Home Information Packs, EPC’s was maintained a required component of selling a house. An energy assessment should be commissioned before the property is marketed. This is not something that law firms normally organise. If you are using a Kirkdale conveyancing practitioner they may be willing to arrange energy assessments due to their contacts with long established local providers

This question may be naive but I am unexperienced as FTB of a garden flat in Kirkdale. Do I receive the keys to the house on completion from my conveyancer? If so, I will use a High Street conveyancing solicitor in Kirkdale?

On the day of completion you will not be required to attend the conveyancers office in Kirkdale. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you will be called to collect the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.

How can we tell if a Kirkdale conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Kirkdale getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.

We are selling our property in Kirkdale and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used an internet conveyancing outfit rather than a conveyancing solicitor in Kirkdale. We have lived in Kirkdale for six years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You must enquire of 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 health insurance to cover that same ailment)

I am using a search engine for the words conveyancing in Kirkdale it brings up many conveyancersin the vicinity. With so much choice what is the best way to find the right solicitor for purchase transaction?

The best method of finding the right conveyancer is via personal recommendation, so enquire of friends and family who have acquired a property in Kirkdale or the reputable estate agent or financial adviser. Charges for conveyancing in Kirkdale vary, so it's advisable to request a minimum of three costs illustrations from different law firms. Make sure that you clarify what costs in the quote includes.

Would local authority consent be required to convert a house into multiple flats in Kirkdale? This has been done to a property adjacent to my house in Kirkdale and was unaware of the conversion until the works were finished.

Planning permission is needed for splitting a single dwelling in Kirkdale into flats but probably not for reverting once again to single dwelling-house so, in answer to your query, yes.