Please help. My Cheshire conveyancer is assuring me that he has toconduct Cheshire conveyancing searches asthe firm are on the Nat Westapproved lawyer panel. Do I not have any say here?
You have limited options available to you. As you are obtaining a mortgage with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Cheshire conveyancing searches.
We are planning to move property in March. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Cheshire. Conveyancing solicitor was chosen before I stumbled across your site.
On the day of completion you can collect the keys from your selling agent however this should only be done when the previous owners solicitors advise the agent that they have the completion monies and the keys can be passed over. After that you can tell the removal company that they can start moving you in. We do not suggest a specific removal company but can assist you in choosing a conveyancing in Cheshire or a firm that specialises in conveyancing in Cheshire.
Can you help - my lawyer advises that flying freehold insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Cheshire?
The right level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such policies.
RBS have agreed my home loan in principle, my bid on a flat in Cheshire has been agreed to, now what?
Your estate agent will want to be informed of your conveyancing practitioner's details (make sure the solicitors are on the bank’s approved list). Contact RBS or the broker and finalise any relevant forms. RBS will instruct a valuer who will get in touch with the estate agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. RBS will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cheshire.
I used Wolstenholmes a few years past for my conveyancing in Cheshire. I now require my papers but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Cheshire of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Cheshire is the location of the property. What do you suggest?
Flying freeholds in Cheshire are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cheshire you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cheshire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am looking for a conveyancing practitioner in Cheshire for my sale. Is it possible to see a firm’s complaints history with the profession’s regulator?
One may read published Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA may monitor call for training reasons.
I today plan to offer on a house that appears to meet my requirements, at a great price which is making it all the more appealing. I have since been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Cheshire. Conveyancing solicitors have not yet been instructed. Will they explain the issues?
The majority of houses in Cheshire are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Cheshire so you should seriously consider looking for a Cheshire conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’sconsent to carry out alterations. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your solicitor should advise you fully on all the issues.
I purchased a leasehold flat in Cheshire, conveyancing having been completed in 1996. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Cheshire with over 90 years remaining are worth £165,000. The ground rent is £50 yearly. The lease terminates on 21st October 2102
You have 77 years remaining on your lease the likely cost is going to span between £7,600 and £8,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.