AssumingI were to buy a straightforward propertyin Meltham for cash and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Meltham?

Any savings you would gain will be limited to the disbursement for searches. A property lawyer is obliged to do the vast majority of work - money laundering, correspond with the vendors conveyancing practitioner, SDLT return, register the title etc. A marginal saving might be made by not needing to register a charge however it won't be a lot.

Can I be sure that the Meltham conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Meltham obtaining 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 advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your conveyancing.

I have paid off my mortgage with Nationwide. I assume I don't need a Meltham lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

Our offer on a detached house in Meltham has been agreed to, the sellers do nevertheless have an associated purchase. The owners have put an offer on a flat, however it’s not yet tied up, and are looking at other flats booked. I have selected a local conveyancing solicitor in Meltham. What should be my next step? At what stage do I apply for the mortgage with Bank of Ireland?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Meltham conveyancing search costs, etc). First, you must ensure that your property lawyer is on the Bank of Ireland approved list. Regarding the subsequent phase this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. During a hot market some home buyers will apply for a home loan with Bank of Ireland and pay for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with searches.

I have todayfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Meltham for a purchase of a freehold house 9 months ago. How can I be sure that my home is not still registered in the name of the previous owner?

The easiest method to see if the premises is in your name, you can make 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 Meltham conveyancing specialists.

Just had an offer accepted on a new build apartment in Meltham. Conveyancing is daunting 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 conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Meltham

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared.

Our conveyancing solicitor in Meltham is asking me for identification documents saying that this forms part of his obligations as a conveyancer on the lender Conveyancing panel. Can this be correct?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Meltham