Is the fact that my conveyancer in Cheadle is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Cheadle conveyancing firm and ask them why they are no longer on the approved list for your bank.
We are aiming to move home in March. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Cheadle. Conveyancing solicitor was organised before I stumbled across your website.
On the afternoon of completion you can collect the keys from the selling agent however this can only take place after the previous owners solicitors advise the agent that the monies to complete are in and the keys can be collected. After that you will need to tell the removal company that you are ready to move in. We are not in a position to recommend a particular removal organisation but can help you choose a conveyancing in Cheadle or a firm with expertise in conveyancing in Cheadle.
We are getting the release of further monies on our mortgage from Clydesdale as we wish to conduct alterations to our house in Cheadle. Are we obliged to appoint a nearby Cheadle solicitor on the Clydesdale conveyancing panel to handle the paperwork?
Clydesdale don't usually appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
Intending to buy a maisonette in Cheadle. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore 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 Cheadle conveyancing practitioner is on the Aldermore conveyancing panel.
I am close to exchanging contracts on the sale of our property in Cheadle and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. It does beg the question why the buyers used an online conveyancing outfit rather than a conveyancing solicitor in Cheadle. We have lived in Cheadle for three years we know that this is a non issue. Do we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to 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 ailment)
Am I right to be suspicious by estate agents that I am dealing with are suggesting a national conveyancing firm as opposed to a local Cheadle conveyancing firm?
As is the case with lots of service providers, often recommendations from family and friends can be worth their weight in gold. Yet there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and lenders may put forward solicitors to appoint. Sometimes these lawyers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You are free to appoint your preferred lawyer. Don't forget that many banks operate an approved list of lawyers you must use for the mortgage aspect of your house move.
I own a leasehold flat in Cheadle. Conveyancing and The Mortgage Works mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Cheadle who acted for me is not around. What should I do?
First make enquiries of the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Cheadle conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a split level flat in Cheadle, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Cheadle with a long lease are worth £206,000. The ground rent is £45 yearly. The lease finishes on 21st October 2092
You have 66 years remaining on your lease we estimate the price of your lease extension to range between £11,400 and £13,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
Our mortgage broker has recommended their lawyer for our conveyancing in Cheadle - Is it not simpler advisable to just instruct them?
You need to establish if the estate agent is recommending a solicitor or introducing to a conveyancer. There are plenty of Cheadle estate agents who recommend two or three Cheadle conveyancing firms purely based on those lawyers offering a great service.