My husband and I are buying a 1 bedroom apartment in Pendlebury with a mortgage. We like our Pendlebury conveyancer, however the bank says he's not on their "panel". It appears that we have little choice but to instruct one of the bank panel solicitors or retain our Pendlebury conveyancer as well as pay for one of their panel ones to act for them. We consider that this is unjust; are we not able to demand that the bank use our Pendlebury lawyer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Pendlebury conveyancing lawyer to apply to be on the conveyancing panel.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Pendlebury?

Two types of professional can conduct conveyancing in Pendlebury namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that required to complete the sale or acquisition of property. Both are duty bound to execute Pendlebury conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that the necessary steps should be accurately followed.

I am expecting a OIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Pendlebury solicitors on the Santander conveyancing panel, or is it better to go independently?

You will need to appoint Pendlebury solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

I am currently in the process of buying my council flat in Pendlebury. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

Do I need to pay for insurance to cover chancel repairs when acquiring a residence in Pendlebury?

Unless a previous purchase of the premises took place after 12 October 2013 you may take it that solicitors conducting conveyancing in Pendlebury to remain encouraging a chancel search and or insurance against a claim.

I am buying a new build flat in Pendlebury. 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 are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pendlebury

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. 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. There must be mutual enforceability of lessee’s covenants.

We are a fortnight into a freehold purchase having been recommend to conveyancers by the local agent to do our conveyancing in Pendlebury. I am am very disappointed with the level of service. Can you help me find new conveyancers?

A conveyancer would need to be very bad in order to consider diss instructing them. Has your mortgage been sent? If so you must advise them of the new contact details and get the mortgage documents are issued to the new lawyers. The conveyancer needs to be on the mortgage company approved list to avoid added charges and frustration. So that should be your starting point. The find a solicitor tool will help you find a lender approved conveyancer for your home move in Pendlebury