My partner and I are planning to purchase a house in Sale and are in fact using a Sale conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Lloyds TSB Bank have this morning contacted us to advise us that there is now an issue as our Sale lawyer is not on their conveyancing panel. Please explain?

Where you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Sale solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

We are planning to acquire a house and need a conveyancing solicitor in Sale who is on the Santander conveyancing panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Sale.

We are purchasing a victorian detached house in Sale. Our aim is to carry out an extension to the side at the house.Will legal conveyancing on the property involve investigations to determine if these alterations were previously refused?

Your property lawyer will check the deeds as conveyancing in Sale will on occasion identify restrictions in the title documents which prevent certain works or necessitated the consent of a 3rd party. Some works need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.

Is there a list of Nationwide panel solicitors in Sale on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. Very few banks make their panel listings available over the internet. If you are looking for a Sale property lawyer on the Nationwide please make the most of our facility.

Santander have agreed my home loan in principle, my bid on a flat in Sale has been accepted, now what?

The estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Telephone Santander or your broker and finalise any outstanding documentation. Santander will appoint a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes about a week to receive the mortgage offer. Santander will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Sale.

What does a local search tell me about the house my wife and I purchasing in Sale?

Sale conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for example Searches UK The local search plays an important part in many a Sale conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

I am buying a new build flat in Sale. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Sale

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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.