I am helping my sister sell her property in Alsager. Will the conveyancing solicitor commission the energy assessment or it is for the owner to coordinate?

Following the demise of Home Packs, energy performance certificates became a compulsory element of selling a house. An EPC should be to hand in advance of the property being put on the market. This is not a task that lawyers ordinarily organise. If you are instructing a Alsager conveyancing practitioner they might be able to arrange energy assessments given their relationships with reputable Alsager providers

We expect to receive a DIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Alsager solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Alsager solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being pedantic. The Alsager solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

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

A colleague advised me that if I am purchasing in Alsager I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is usually included in the estimate for your Alsager conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Alsager around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Alsager Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Alsager Education with maps and statistics, Local Amenities and other useful data concerning Alsager.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Alsager. Conveyancing is a frightening process 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 legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Alsager

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

My father has recommend that I appoint his lawyers for conveyancing in Alsager. Should I use them?

There are no two ways about it it’s preferable to select a conveyancing practitioner is to seek referrals from friends or family who have used the solicitor that you are considering.

Why do I have to supply my conveyancing practitioner with various items of identification before I can proceed with my conveyancing in Alsager?

Alsager lawyers are required by the Law Society, SRA, the Land Registry and current Money Laundering legislation to certify that the have verified the identity of their clients. It is also sometimes a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, national insurance number and date of birth.