We were about to choose a conveyancing solicitor in Cheadle listed on your site but stumbled across some other quotes on the internet appear cheaper – why is this?
There are plenty of solicitors offering theoretically looks to be very low prices. We suggest that you think twice as to how much you respect your own move to you are willing to be penny wise pound foolish concerning the standard of the conveyancing. Many of them highlight a bargain fee as a headline but conceal extra fees in the fine print..
The Cheadle conveyancing firm handling our Cheadle conveyancing has spotted a difference between the assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor has advised that he is duty bound to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance legitimate?
Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Having sold my house in Cheadle last August yet the purchaser is e-mailing me to moan that their lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?
After completion of your house sale your lawyer is committed to deliver the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Where relevant, your conveyancer should also send confirmation that the mortgage has been repaid to the purchasers lawyers. There is unlikely to be post completion formalities unique to conveyancing in Cheadle.
I'm purchasing my first flat in Cheadle with a mortgage from Leeds Building Society. The sellers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not inform my solicitor about the extras as it could put at risk my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
What makes a Cheadle lease problematic?
Leasehold conveyancing in Cheadle is not unique. Most leases are individual and legal mistakes in the legal wording can result in certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
Repairing obligations to or maintain elements of the building A provision for the recovery of money spent for the benefit of another party.
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. Accord Mortgages Ltd, The Royal Bank of Scotland, and Nottingham Building Society all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.
I acquired a ground floor flat in Cheadle, conveyancing having been completed July 1999. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Cheadle with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2091
With only 70 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
My nephew is about to join the property ladder, the home loan was agreed last week in principle. One the offer was accepted on house we contacted the lender to progress the mortgage application. We were very surprised to hear that mortgage lenders do not accept all lawyer, they need to be on their approved list, is this legal?
Banks ordinarily imposes restrictions either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Cheadle conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.