I do hope you can help me. My Old Swan solicitor is assuring me that she is duty bound toconduct Old Swan conveyancing searches becausethe firm are on the Nat Westsolicitor panel. These Old Swan searches cost a lot of money can this be avoided?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Old Swan conveyancing searches.

I am purchasing a house and need a conveyancing solicitor in Old Swan who is on the Norwich and Peterborough Building Society approved. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as Old Swan. We dont recommend any particular firm.

I am purchasing a victorian detached house in Old Swan. The intention is to carry out an extension to the side at the property.Will legal investigations on the property include checks to see if these works are prohibited?

Your conveyancer will review the registered title as conveyancing in Old Swan can on occasion identify restrictions in the title deeds which prohibit certain changes or require the consent of another owner. Certain extensions require local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I have paid off my mortgage with Barclays. I assume I don't need a Old Swan conveyancing practitioner on the Barclays panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
3. Barclays has instructed the Land Registry to do so

Barclays have agreed my mortgage in principle, my bid on a property in Old Swan has been accepted, now what?

Your estate agent will want to know who your solicitors are (make sure the solicitors are on the lender’s panel). Call up Barclays or your financial adviser and complete any relevant documentation. Barclays will appoint a valuer who will get in contact with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Barclays will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Old Swan.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Old Swan. Conveyancing is a frightening process 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.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Old Swan

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I need to retain a conveyancing solicitor for freehold conveyancing in Old Swan. I've chance upon a site which seems to have the ideal solution If there is a chance to get all the legals completed via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?