My Failsworth lawyer has identified an inconsistency between the assumptions in the home valuation survey and what is in the conveyancing documents. My solicitor has advised that he must ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance legitimate?

Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Will my lawyer be raising enquiries concerning flooding as part of the conveyancing in Failsworth.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Failsworth. Plenty of people will purchase a property in Failsworth, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, however there are a number of searches that can be initiated by the buyer or by their conveyancers which will give them a better understanding of the risks in Failsworth. The conventional set of information sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to find out if the premises has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the vendor, then a purchaser could issue a compensation claim stemming from an inaccurate reply. The buyer’s conveyancers should also carry out an enviro search. This should disclose whether there is any known flood risk. If so, further investigations will need to be conducted.

Just had an offer accepted on a new build apartment in Failsworth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Failsworth

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. 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. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan.

In my capacity as executor for the estate of my aunt I am selling a house in Newport but I am based in Failsworth. My solicitor (approximately 235 miles from meneeds me to sign a statutory declaration prior to completion. Can you recommend a conveyancing lawyer in Failsworth who can attest this legal document for me?

strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are located in Failsworth

I have read on numerous consumer advice websites that when choosing a conveyancing lawyer they must be approved by your lender. I am a FTB but I have an offer in principle with Halifax and I already have a high street conveyancing solicitor in Failsworth lined up. Can Nat West Bank require an approved lawyer to be used? If so, where do I find that list for my conveyancing in Failsworth?

You should instruct a solicitor that is on the Nat West Bank panel. Just telephone your chosen Failsworth conveyancing lawyer and ask if they are on the Nat West Bank panel. If they are not on the panel you have numerous alternatives open to you here:

• Proceed with your preferred Failsworth conveyancer but Nat West Bank will need to instruct a property lawyer on their conveyancing panel. This will result in additional fees together with potential delay.
• Appoint a fresh conveyancing practitioner to act in the purchase, not forgetting to check that they are on the Nat West Bank conveyancing panel.
• Convince your conveyancer to do everything within their powers to join the Nat West Bank panel of solicitors.