In looking at moneysavingexpert.com for a cheap lawyer in Alderley Edge, many post that I must instruct a CQS kitemarked lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing procedures through the scheme protocol It includes many firms who perform conveyancing in Alderley Edge.
I am planning to move house in February. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you suggest a removal company in Alderley Edge. Conveyancing firm was organised prior to coming across this website.
On the afternoon of completion you will need to pick up the house keys from the estate agent but this should only take place after the vendors solicitors advise the agent that the monies to complete are in and the keys can be collected. After that you should advise the removal company that you are ready to move in. We are not in a position to suggest a particular removal organisation but can assist you in locating a conveyancing in Alderley Edge or a legal practice with expertise in conveyancing in Alderley Edge.
I am expecting a OIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Alderley Edge solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Alderley Edge solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
About to purchase flat in Alderley Edge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Alderley Edge lawyer is on the RBS conveyancing panel.
Due to the input of my in-laws I had a survey completed on a house in Alderley Edge ahead of appointing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor has said that some banks will not issue a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Alderley Edge. Conveyancing will be smoother if you use a solicitor in Alderley Edge especially if they regularly deal with such properties in Alderley Edge.
How easy is it to transfer to a new firm as I have to choose a firm on the HSBC Bank conveyancing list. I instructed a high street conveyancing solicitor in Alderley Edge five minutes from me but he is not accepted by HSBC Bank
It would be our pleasure to help you find a conveyancing solicitor in Alderley Edge on the HSBC Bank panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Alderley Edge. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Alderley Edge.
I am attracted to a two apartments in Alderley Edge which have approximately 50 years unexpired on the leases. should I be concerned?
There is no doubt about it. A leasehold apartment in Alderley Edge is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the value of the property. For most purchasers and lenders, leases with under 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Alderley Edge conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Alderley Edge Leasehold Conveyancing - Sample of Queries before Purchasing
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What is the service charge and ground rent on the flat? Is the freehold reversion owned jointly by the leaseholders? Who are the managing agents?
Being a tenant I am on the hook for a service charge for my appartment in Alderley Edge. As a result of flawed financial planning I fell behind with payments. I negotiated a settlement plan but there remains two currently due.
I am under pressure to sell and I am panicking this will hold me back if I have to discharge the amount due in advance. I'd like to sell up and then repay the debt from the completion monies - is this achievable?
It would be wise to check with the conveyancer handling your Alderley Edge conveyancing but one option might be to arrange for the debt to be passed to the purchasers. The purchase price they pay would be reduced to reflect the amount of debt they assume. They would then discharge the outstanding monies once they are the owners.