I am assisting my sister sell her house in Tunstall. Will the conveyancing solicitor order an energy performance certificate or it is for the seller to see to?

Following the demise of Home Information Packs, energy performance certificates became a compulsory element of moving house. An energy performance certificate should be commissioned prior to the property being placed on the market. It is not something that conveyancers ordinarily arrange. Where you are using a Tunstall conveyancing lawyer they may be able to arrange energy performance certificates due to their contacts with reputable local assessors

Forgive me if this question is silly but I am new to the house moving as a first time purchaser of a ground floor flat in Tunstall. Do I collect the keys to the property on completion from my lawyer? If this is the case, I will use a local conveyancing solicitor in Tunstall?

On the day of completion you will not be required to go to the conveyancers office in Tunstall. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to pick up the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.

We had chosen conveyancers based in Tunstall on the Principality solicitor approved list. They are now charging me a further charge for dealing with the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. This fee is not dictated by Principality but by your Tunstall conveyancing practitioner. Some firms on the Principality panel will levy an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

Will commercial conveyancing searches disclose proposed roadworks that may affect a commercial property in Tunstall?

Many commercial conveyancing solicitors in Tunstall will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Tunstall. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tunstall.

For each commercial conveyancing transaction in Tunstall it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Tunstall commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Tunstall.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Tunstall. Conveyancing is daunting 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 is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Tunstall

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I am 17 days into a residential purchase having been referred to solicitors by the estate agent to handle our conveyancing in Tunstall. I am not happy. Could you you assist me in finding new conveyancers?

They would need to be really poor to suggest replacing them. Has your loan offer been generated? If so you need to advise them of the new contact details and have the offer are re-issued. The solicitor ideally should be on the banks approved list to avoid added expenses and frustration. So that should be your starting point. The search tool can assist you in finding a bank approved solicitor for your conveyancing in Tunstall

My partner and I are purchasing a first floor flat in Tunstall. When we first instructed lawyer, they said that they were on all major UK lender panels. The mortgage broker called just now to say that they don't appear to be on the Principality approved list. Were it to be true, what should we do? Do we just find a new conveyancer that is on their approved list or do we pay for dual representation, with Principality appointing their own preferred property lawyer.

When purchasing a property with mortgage finance it is conventional for the purchaser’s lawyers to also act for the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancing practitioner has to fulfill. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should contact Principality and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Principality's conveyancing panel as you are at liberty to use your preferred Tunstall lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.