Why do I have to pay up front for conveyancing in Stockport?

If you are buying a property in Stockport your solicitor will request that you to provide them with monies to cover the search fees. Normally this is requested to cover the fees of the Local Authority Search. If any down payment is payable against the total price then this should be needed shortly prior to exchange of contracts. The final balance that is needed will be payable a couple of days ahead of the day of completion.

Can you point me to a directory of Bank of Ireland panel solicitors in Stockport on the UK Finance Lenders’ Handbook Website?

No. There is no such facility on the CML or Building Society Association sites. Very few mortgage companies make their panel listings viewable on the web. Where you are seeking to appoint a Stockport conveyancer on the Bank of Ireland please make the most of our facility.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Stockport conveyancer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I am due to exchange contracts on my flat. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being problematic. The Stockport solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

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

What can a local search tell me regarding the property my wife and I buying in Stockport?

Stockport conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search is essential in every Stockport conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search will supply data on, amongst other things, details on planning applications relevant 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 areas.

I am buying a new build apartment in Stockport. Conveyancing is necessary evil 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 few leasehold new build questions that you may expect your new-build leasehold conveyancing in Stockport

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

We are looking to acquire a repression property in Stockport and the mortgagee in possession would like to complete within a week. Do property lawyers meet that timeframe? Am I best advised to instruct a local Stockport firm or an online organisation that professes to complete quickly?

Visit your Stockport shopping parade. Go in to two or three firms and request to see a conveyancing solicitor for an estimate. Set out your situation and seek assurances on time frames. Appoint the firm that comes across as most trustworthy. Make sure to choose a property lawyer on the panel of conveyancers who can act for your bank.