What happens if my solicitor is suspended from the Solicitor panel ahead of completing my conveyancing in Darwen?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

We are buying a house and the conveyancer has raised the issue of Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this really required for conveyancing in Darwen

Unless a previous acquisition of the premises completed post 12 October 2013 you may take it that lawyers conducting conveyancing in Darwen to continue to suggest a chancel search and or chancel repair liability insurance.

three months have gone by following my purchase conveyancing in Darwen completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing a new build house in Darwen with the aid of help to buy. The sellers would not move on the amount so I negotiated 6k of extras instead. The house builders rep told me not to tell my lawyer about this side-deal as it may impact my mortgage with . Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

My partner has suggested that I instruct his conveyancers in Darwen. Do I take his recommendation?

Much as we are happy to recommend a Darwen conveyancing lawyer it’s preferable to find a conveyancing practitioner is to seek guidance from friends or relatives who have actually previously instructed the conveyancer you're considering.