Find a Lender-Approved Local Conveyancer in Saltney

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If you have reached us by Googling ‘Conveyancing in Saltney’ follow your intuition — you will have a better house move where you instruct a conveyancing solicitor in Saltney.

5 reasons to let us help you choose a local conveyancing solicitor in Saltney

  • 1 There is a better than average chance that the other side’s solicitors have offices in Saltney - if so sets of solicitors are likely to be on good working terms
  • 2 Cut price packages from online conveyancers might seem attractive. However, these companies are often based hundreds of kilometers away with little appreciation of the factors that impact property transactions in Saltney
  • 3 We are the UKs largest domestic conveyancing directory service identifying mortgage company approved property lawyers conducting conveyancing in Saltney registered with the SRA or CLC.
  • 4 The organisations listed on our web pages have a mix of conveyancing solicitors, legal executives and support staff handling over one hundred thousand cases annually.
  • 5 Saltney property lawyers have a crucial edge when it comes to Saltney conveyancing as they have important local knowledge of local authority requirements, planning policies and other matters that can impact your conveyancing

Examples of recent conveyancing in Saltney since February 2024*

Recently asked questions about conveyancing in Saltney

I am about to put a bid on a leasehold flat in Saltney. The estate agents tell me that it is the norm for flats in Saltney to have less than 75 years unexpired on the lease. I am expecting a mortgage with Nationwide Building Society. Is this going to be acceptable if the lease has 70 years to go.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 18/5/2024 the requirements read as follows :

- Our minimum unexpired lease term is 55 years, except where lending is over 85% of the purchase price/valuation on a second hand flat, in which case our minimum unexpired term is 90 years.
- There must be at least 30 years remaining at the end of the mortgage term (regardless of the length of lease at the start).

Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer
- Where lending is over 85% of the purchase price/valuation on a second hand flat and the unexpired lease term on the offer is 90 years or more - only advise us if the actual lease term is less than 90 years.

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 55 years
- Unexpired lease term less than 90 years where we are lending more than 85% of the purchase price/valuation on a second hand flat
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period is less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 55 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial, etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years (Minimum 90 years where we are lending more than 85% of the purchase price/valuation on a second hand flat)
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (Will be declined)
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house (does not apply to Shared Ownership)
- Any lease which is subject to a Ground Rent (or Annual Rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a Ground Rent (or Annual Rent) being charged which is more than on a peppercorn basis

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn Ground Rent (Annual Rent) charges

For the avoidance of doubt, any New Build properties completed but not sold pre-30 June 2022 will only be acceptable if the Lease conforms to the above guidance.

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years.

Lease Extensions

We require all Lease Extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to Issuing Office.

What is the difference between a licensed conveyancer and conveyancing solicitor in Saltney

There are two types of lawyers who can do conveyancing in Saltney namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that required to complete the sale or acquisition of property. They are both duty bound to execute Saltney conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that the requisite procedures should be suitably attended to.

We had selected conveyancers with offices in Saltney on the Barclays solicitor approved list. They have just invoiced me a supplemental amount for the legal aspects of the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. The charge is not dictated by Barclays but by your Saltney lawyer. Numerous firms on the Barclays panel will charge ’dealing with mortgage’ fee and others do not.

I have a mortgage with HSBC for my property in Saltney. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?

Your original mortgage agreement with HSBC will provide that you need their approval prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel solicitor.

Various web forums that I have come across warn that are a common reason for obstruction in Saltney house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Saltney.

How does conveyancing in Saltney differ for new build properties?

Most buyers of new build residence in Saltney contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because builders in Saltney usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Saltney or who has acted in the same development.

Due to the encouragement of my in-laws I had a survey completed on a house in Saltney prior to retaining conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some banks will not grant a mortgage on such a property.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Saltney. Conveyancing will be smoother if you use a solicitor in Saltney especially if they are familiar with such properties in Saltney.

Builders have suggested I use a solicitor and I've received a quote from them. It's nearly £300 less expensive than my own Saltney conveyancing practitioner. Should I use them?

Developers often have panels of property lawyers who expedite matters and who know the builder's documentation and lawyer. As many developers offer an incentive to select a preferred lawyer for this reason, any increased cost can be avoided and a developer won't recommend a conveyancing warehouse and run the risk of having the conveyancing delayed when they want exchange within a tight time frame. A counter-argument for not opting for the recommended lawyer is that they may prove hesitant to 'push' your interests for fear of upsetting the developer. If you worry that this may be the case you should keep with your local Saltney property lawyer.

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Sample of conveyancing solicitors in Saltney regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Saltney but also conveyancing throughout England and Wales.

  • The Roland Partnership, St Mark's House, 52 St Mark's Road, Chester, Cheshire, CH4 8DQ
  • Storrar Cowdry & Co Limited, India House, 16 White Friars, Chester, Cheshire, CH1 1NZ
  • Ellis & Co Solicitors Ltd, 10 Castle Street, Chester, Cheshire, CH1 2DS
  • Jolliffe & Co Llp, 6 St John Street, Chester, Cheshire, CH1 1DA
  • Hillyer Mckeown Llp, Gorse Stacks House, George Street, Chester, Cheshire, CH1 3EQ

Commercial Conveyancing solicitors in Saltney regulated by the SRA

The list below is a small selection of solicitors in Saltney specialising in commercial conveyancing in Saltney. This could include advice on commercial leases including all matters relating to landlord and tenant law
  • Storrar Cowdry & Co Limited, India House, 16 White Friars, Chester, Cheshire, CH1 1NZ
  • Ellis & Co Solicitors Ltd, 10 Castle Street, Chester, Cheshire, CH1 2DS
  • Johoco Sjw Limited, 6 St John Street, Chester, Cheshire, CH1 1DA
  • Johoco Hjb Ltd, 6 St. John Street, Chester, Cheshire, CH1 1DA
  • Johoco Ajb Limited, 6 St John Street, Chester, Cheshire, CH1 1DA

Domestic Licensed Conveyancers in Saltney regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Saltney but also conveyancing throughout England and Wales.
  • Gibbons Smith Property Lawyers, Bridge House, LL12 0HE
  • Lms Direct Conveyancing Ltd, LMS House, CH65 9HQ

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.