My conveyancer has identified a a problem with the lease for the flat we are purchasing in Cheadle. The other side have put forward defective title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancing practitioner has advised that he must be satisfied that the lender is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
Can I use your services to recommend a Conveyancing solicitor in Cheadle even where I’m not purchasing or disposing of a house, for example where I intend to acquire a shop in Cheadle with a mortgage from The Royal Bank of Scotland?
Our search tool is predominantly there to get a quote from domestic conveyancing solicitors in Cheadle but we have listed towards the bottom of this page a selection of Cheadle commercial conveyancing firms. You should enquire with the company directly to check if they are also authorised to represent The Royal Bank of Scotland
I am looking to buy a flat and need a conveyancing solicitor in Cheadle who is on the Yorkshire Building Society approved. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Cheadle. We dont recommend any particular firm.
What is your number one tip for choosing a conveyancing solicitor in Cheadle
Do not opt for the lowest Cheadle conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being pedantic. The Cheadle solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Cheadle solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Cheadle surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who did the conveyancing in Cheadle 4 years ago are no longer around. What do I do?
Nowadays there are copies made of almost everything, and your solicitor will know exactly where to find all the relevant documentation so you can purchase or dispose of your house without a hitch. If copies can’t be located, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the property.
What are the compelling benefits to instructing a local lawyer in Cheadle
A significant proportion of house movers in Cheadle select a nearby high street lawyer so that they can attend the lawyer’s offices just in case they have problems, and to collect mortgage deeds without using the post.
One could allege that there is a distinct benefit in opting for a conveyancer nearby to a premises you are purchasing, due to the in-depth knowledge of the area and potential local concerns - but this is debatable. Many conveyancers are now over the web and could be any place in the world.