I am in the process of selling my flat in Alderley Edge and the estate agent has just text me to advise that the buyers are changing their solicitor. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. Why would a big named mortgage company only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Alderley Edge ?
UK lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lending institutions justify this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
I had intended to instruct a conveyancing solicitor in Alderley Edge for our house purchase. Our financial adviser has since notified us that our mortgage company Aldermore won't deal with them. Surely this is unfair competition?
A mortgage company can insist on an approved solicitor act for it. Borrowers are expected to meet the cost of this. Try using our directory service to find a solicitor to carry conveyancing in Alderley Edge on the Aldermore approved list of solicitors.
What will a local search tell me about the property I am purchasing in Alderley Edge?
Alderley Edge conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search plays an important part in most Alderley Edge conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
I have recentlybecome aware that Wolstenholmes have been shut down. They conducted my conveyancing in Alderley Edge for a purchase of a leasehold flat 12 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Alderley Edge conveyancing specialists.
As co-executor for the will of my father I am disposing of a residence in Monmouth but I am based in Alderley Edge. My solicitor (based 250 miles from meneeds me to execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Alderley Edge who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are based in Alderley Edge
Having had my offer accepted I require leasehold conveyancing in Alderley Edge. Before I get started I require certainty as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and almost all are in Alderley Edge - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a 1 bedroom flat in Alderley Edge, conveyancing was carried out February 2012. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Alderley Edge with a long lease are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2092
With just 68 years unexpired 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 the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.