When it comes to lenders such as Yorkshire BS, do Canton property lawyers have to pay an annual charge to be on the conveyancing panel?

We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

is it true that all Canton conveyancing solicitors on the Skipton conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Skipton approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel in which case such practice would be governed by the CLC.

Can I be sure that the Canton conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Canton seeking recommendations is a good 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 which is cheap as chips. We would always advocate that you speak with the lawyer conducting your transaction.

I require expedited conveyancing in Canton as I am under pressure to sign on the dotted line inside 2 weeks. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

As you are are a mortgage free buyer you have the choice not to do searches although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Canton the following are instances of what can appear and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

I am purchasing my first flat in Canton with the aid of help to buy. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about this extras as it could affect my loan with Leeds Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What advice can you give us when it comes to finding a Canton conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Canton conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Canton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

What are the charges for lease extension work?

Canton Conveyancing for Leasehold Flats - Sample of Queries before buying

The prefered form of lease arrangement is a share of the freehold. In this situation the lessees benefit from being in charge if their destiny and notwithstanding that a managing agent is often employed if it is larger than a house conversion, the managing agent employed by the leaseholders. You should be aware that where the lease has no more than 80 years it will affect the value of the apartment. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this will be. For most Cantonlease extensions you will need to own the premises for a couple of years in order to be entitled to extend the lease. What is the the remaining lease term?

Please set examples of compelling advantages to selecting a local conveyancing practitioner in Canton

Many purchasers and sellers in Canton decide on using a local property lawyer so that they can pop into the firm’s offices just in case they have questions, and to deliver paperwork rather than relying on the post.

One could argue that there exists a distinct benefit in opting for a conveyancer local to the premises you are purchasing, due to the familiarity of the region and possible local issues - however this is moot. Many conveyancers are now via email and could be practically anywhere.