IfI was to buy a simple residential homein Melling for cash and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Melling?

Any savings you would achieve would be limited to the Melling conveyancing searches. Your conveyancer still got to do everything else - money laundering, correspond with the sellers conveyancing practitioner, stamp duty return, register the ownership etc. You might save a bit for them not needing to register a charge but it won't be significant.

Is it the case that all Melling solicitor firms on the Coventry BS conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Coventry BS conveyancing panel they would need to be regulated by the SRA. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.

My wife and I have arranged the release of further funds on our mortgage from Lloyds as we want to conduct improvements to our house in Melling. Are we obliged to select a local Melling solicitor on the Lloyds conveyancing panel to deal with the legals?

Lloyds do not ordinarily require a member of 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 Lloyds list.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being a right pain. The Melling solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.

I am purchasing a house and the solicitor has raised the issue of Chancel Repair to which the house may be obligated to contribute to because it falls into the area of such a church. He has recommended insurance. Is this strictly warranted for conveyancing in Melling

Unless a previous acquisition of the house completed post 12 October 2013 you may take it that solicitors delivering conveyancing in Melling to remain encouraging a chancel search and or chancel repair liability policy.

Is it possible to transfer to a new firm as I have to instruct a firm on the Clydesdale conveyancing list. I was using a family conveyancing solicitor in Melling five minutes from me but he is not approved by Clydesdale

It would be our pleasure to assist you find a conveyancing solicitor in Melling on the Clydesdale panel. Please note that the property lawyers that we list do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Melling. Using the find a conveyancing solicitor tool on this page, you can contrast costs for conveyancing solicitors in Melling and beyond.

I've recently bought a leasehold property in Melling. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Melling - A selection of Questions you should consider before buying

How many of the leaseholders are in arrears for their maintenance charge payments? Best to be warned whether window replacement or some other major work is due in the foreseeable future to be shared by the tenants and could well materially increase the the maintenance charges or result in a one time invoice.