I was advised today by my mortgage adviser that my Tyldesley lawyer is not on the bank Solicitor panel. What can I do to check?

The best course of action for you to take is to contact your Tyldesley conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

Are the Tyldesley conveyancing solicitors identified as being on the Lloyds conveyancing panel, together with their details provided by Lloyds?

Tyldesley conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.

I am planning on selling our home in Tyldesley and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Tyldesley lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing firm rather than a conveyancing solicitor in Tyldesley. Having lived in Tyldesley for 4 years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation need.

It would appear that you have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Can you provide any advice for leasehold conveyancing in Tyldesley with the purpose of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Tyldesley can be avoided if you instruct lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the buyers’ solicitors.
You may think that you are aware of the number of years left on your lease but you should double-check via your conveyancers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is under 75 years. In the circumstances it is essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If there is a history of any disputes with your freeholder or managing agents it is very important that these are settled prior to the flat being marketed. The buyers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic as opposed to ongoing. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Tyldesley leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord approving such changes. If you dont have the consents to hand do not contact the landlord without checking with your solicitor before hand. The majority of landlords or managing agents in Tyldesley charge for supplying management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Tyldesley.

Tyldesley Leasehold Conveyancing - Sample of Queries before Purchasing

You should want to find out as much as you can concerning the managing agents as they can either make your life much easier or much more difficult. As the owner of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to day to day matters such as the tidiness of the communal areas. You should not be afraid to ask other people if they are happy with them. Finally, find out the dates that you are obliged pay the maintenance charge to the managing agents and precisely what you get for your money. How is the lease structured? Are any of leasehold owners in arrears of their service charge liability?

Our solicitor in Tyldesley is asking me for ID documents saying that this is part of his obligations as a conveyancer on the lender Solicitor panel. Can this be correct?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not unique to conveyancing in Tyldesley