I am considering applying for a Yorkshire BS mortgage for purchase of a newly converted (under development) in Stalybridge with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?

In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

is it true that all Stalybridge solicitor firms on the Coventry BS conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Coventry BS conveyancing panel they would need to be regulated by the SRA. Many mortgage companies do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.

How can we know in advance if a Stalybridge conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in Stalybridge getting recommendations is a sensible 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 advocate that you speak with the lawyer handling your transaction.

We are getting the release of further monies on our mortgage from RBS as we intend to conduct alterations to our home in Stalybridge. Are we obliged to select a bricks and mortar Stalybridge solicitor on the RBS conveyancing panel to handle the paperwork?

RBS don't usually require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.

I have justbecome aware that Action Conveyancing have been shut down. They carried out my conveyancing in Stalybridge for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is in my name in the name of the former proprietor?

The easiest method to check if the premises is registered to you, 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 Stalybridge conveyancing specialists.

What does commercial conveyancing in Stalybridge cover?

Stalybridge conveyancing for business premises incorporates a broad range of guidance, offered by qualified solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

At what stage do I incur stamp duty chargeable for my Stalybridge property purchase?

Your lawyer will fill out a Land Transaction Return Form for you as part of your Stalybridge purchase transaction for signature. After completion your property lawyer will submit the Land Transaction application to the Tax Authorities and - as long as they have the money - pay any Stamp Duty due on your behalf.