My IFA says he needs my Ashton under Lyne law firm’s panel member for the Santander conveyancing panel. How do I find this out. I have tried my local Ashton under Lyne branch but they don't know it.

The sensible thing to do is ask for this information from your Ashton under Lyne property lawyer . Most Ashton under Lyne conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

Various web forums that I have come across warn that are the primary cause of obstruction in Ashton under Lyne house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Ashton under Lyne.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Ashton under Lyne. Conveyancing is necessary evil 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 few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ashton under Lyne

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Ashton under Lyne is the location of the property. Is there any guidance you can give?

Flying freeholds in Ashton under Lyne are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ashton under Lyne you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ashton under Lyne may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My in 2006. He has got married, divorced and in recent months got remarried. He now wants to the sell the Ashton under Lyne property. I think he will simply be asked to supply copies of his marriage certificates to the conveyancer but he is anxious it could frustrate the conveyancing. Is it worth updating the title documents for the property?

It is not absolutely necessary to bring up to date the register providing you have the evidence needed to demonstrate how the name change resulted.

The purchaser’s conveyancer should review the registered information and need evidence to prove the change of name for instance marriage certificates.