I was informed yesterday by my IFA that my Rochdale the law firm I have appointed is not on the lender Conveyancing panel. How can I be certain if this is indeed the case?

Your first step should be to call your Rochdale lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may recommend you to a Rochdale conveyancing firm that is on the conveyancing panel for your bank.

We are soon to complete on the purchase of a property in Rochdale but as a consequence of damage from the recent storms I have managed to agree recompense from the vendor in the sum of £2k by way of a reduction in the price. I had intended this to be addressed as part of a side agreement but Nationwide will not agree to this. Should they have been involved?

Any conveyancer that is on the Nationwide approved list is obliged to advise Nationwide of any variations to the purchase price. If you were to refuse your conveyancer to report the price change to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new solicitor for your conveyancing in Rochdale.

At what point will exchange of contracts occur in residential conveyancing in Rochdale and am I required to attend the conveyancers branch?

Where you are round the corner to one of the conveyancing solicitors in Rochdale you are welcome to come in to sign contracts. However, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when communicating with you electronically. The executing of the purchase agreement is not the point of no return. Signing on the dotted line simply enables the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Rochdale)to be in the office at the appropriate time.

I purchased a semi-detached Georgian property in Rochdale. Conveyancing solicitor acted for me and Bank of Ireland. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching address. Is it worth asking Bank of Ireland to clarify?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rochdale and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing lawyer who carried out the work.

About to purchase a new build flat in Rochdale. 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 legal work.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Rochdale

Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.