I have just been advised by my estate agent that my Congleton property lawyer is not on the bank Solicitor panel. How can I be certain whether this is indeed the case?
Your first step should be to call your Congleton lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Will commercial conveyancing searches reveal impending roadworks that may affect a commercial estate in Congleton?
Its becoming the norm that commercial conveyancing solicitors in Congleton will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Congleton. The search result provides definitive data 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 Congleton.
For each commercial conveyancing transaction in Congleton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Congleton commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Congleton.
I used Wolstenholmes a few years past for my conveyancing in Congleton. Now, I need the files but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Congleton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in Congleton benefiting from help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not inform my solicitor about the deal as it would impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the will of my father I am selling a residence in Swansea but reside in Congleton. My lawyer (based 235 miles awayhas requested that I execute a stat dec before completion. Can you recommend a conveyancing practitioner in Congleton who can attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Congleton based
What makes a Congleton lease defective?
Leasehold conveyancing in Congleton is not unique. Most leases are drafted differently and drafting errors can result in certain sections are missing. The following missing provisions could result in a defective lease:
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Insurance obligations
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Barnsley Building Society, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.
I bought a leasehold flat in Congleton, conveyancing having been completed 4 years ago. How much will my lease extension cost? Equivalent flats in Congleton with a long lease are worth £201,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2088
You have 64 years unexpired the likely cost is going to be between £14,300 and £16,400 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.