I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Morecambe with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

What is your number one tip for finding a conveyancing solicitor in Morecambe

Do not opt for the cheapest Morecambe conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I am buying a victorian detached house in Morecambe. The intention is to an extension at the rear at the house.Will the conveyancing process include checks to ascertain if these alterations are allowed?

Your solicitor will review the deeds as conveyancing in Morecambe can on occasion reveal restrictions in the title documents which prevent categories of works or require the consent of a 3rd party. Some additions call for local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I'm in the process of viewing apartments in Morecambe and I am now considering a potential offer. Is it best to have a property lawyer on ‘stand by’? I am planning to take a home loan with Barclays.

It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are taking out a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.

What does a local search inform me regarding the property we're purchasing in Morecambe?

Morecambe conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search plays a central part in many a Morecambe conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I am buying a new build apartment in Morecambe. Conveyancing is a frightening process 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 conveyancing.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Morecambe

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I am expecting to exchange buying a property in Morecambe but as a result of wreckage from the recent storms I have negotiated reparation from the seller of £3k taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process but my mortgage company will not agree to this. Why were they notified?

The conveyancing practitioner being on a mortgage company conveyancing panel is obliged to inform the bank of any variations to the sale price. If you were to refuse your conveyancing practitioner to disclose the reduction to your bank then they would need to disinstructing themselves from acting for you and the mortgage company.