I am progressing with the sale of my flat in Failsworth and the EA has just telephoned to warn that the purchasers are changing their solicitor. I am told that this is due to the fact that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with certain law firms rather the firm that they want to choose to handle their conveyancing in Failsworth ?

Mortgage companies have always had panels of law firms that can represent them, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lending institutions blame a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.

In what way does my ID and proof of funds have anything to do with my conveyancing in Failsworth? What am I being asked for?

You are right in these requests have nothing to do with conveyancing in Failsworth. Nowadays you can not complete any conveyancing deal without first providing proof of your identity. This usually takes the form of a either your passport or driving licence as well as a utility bill. Please note that if you are providing your driving licence as proof of identification it needs to be both the paper section and photo card part, one is not sufficient without the other.

Verification of the origin of funds is necessary under Money Laundering Regulations. Please do not be offended when when this is requested of you as your lawyer will need to have this information on file. Your Failsworth conveyancing lawyer will require evidence of proof of funds before they are able to accept any money from you into their client account and they should also ask additional queries regarding the origin of monies.

Do commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Failsworth?

Many commercial conveyancing solicitors in Failsworth will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Failsworth. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Failsworth.

For every commercial conveyancing transaction in Failsworth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Failsworth commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Failsworth.

I have todaydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in Failsworth for a purchase of a freehold house 18 months ago. How can I check that my home is in my name in the name of the previous owner?

The quickest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Failsworth conveyancing specialists.

In what way does the Landlord & Tenant Act 1954 impact my commercial property in Failsworth and how can you help?

The particular law that you refer to affords a safeguard to commercial tenants, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Failsworth