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FACT : Bramhall Conveyancing Solicitors Know more about Conveyancing in Bramhall

Reasons to use our Bramhall conveyancing solicitors

  • 1 There is a distinct possibility the other side’s lawyers have offices in Bramhall - if so both parties will be on good working terms
  • 2 Personal touch and a wealth of experience are key benefits that you should seek when selecting conveyancing solicitors. Bramhall conveyancing can become a lot more stressful due to lack of transparency between all the parties. The lawyers listed endeavour to make sure that the lines of communication are open and act on arising issues and developments quickly.
  • 3 Our site offers largest domestic conveyancing directory listing lender approved property lawyers carrying out conveyancing in Bramhall who are regulated by the SRA or CLC.
  • 4 Bramhall lawyer are the key to a successful Bramhall home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing
  • 5 You can rest easier when choose the very best, most recommended conveyancing solicitors. Bramhall has a number to pick from, but for a truly professional and dependable service many local people have been use the recommendation of this site.

Examples of recent conveyancing in Bramhall since January 2025*

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of semi property, North Park Road, SK7 3JR completing on 17/01/2025 at a price of £485,000. The legal transfer of property included amongst the various tasks: sending conveyancing papers to buyers representatives, agreeing completion date with parties, preparing statement detailing charges

Transfer

of flat Moss Lane SK7 1BG, at purchase consideration of £540,000. Leasehold conveyancing included: drafting the sale agreement and Transfer, securing official copies of the title, setting up the completion formalities

Transfer

of semi-detached property, Foxbench Close, SK7 1EZ completing on 28/01/2025 at a price of £530,000. The conveyancing process included amongst the various tasks: dealing with appropriate requisitions and enquiries, agreeing completion date with parties, preparing statement detailing charges

Transfer

of flat Meadway SK7 1NN, at sale amount of £430,000. Leasehold conveyancing included: dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client, setting up the completion formalities

Recently asked questions about conveyancing in Bramhall

Our son-in-law is about to exchange on a newly built flat in Bramhall with a mortgage from TSB. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I happen to be the only recipient of my late father’s estate and I have everything in my name alone, including the my former home in Bramhall. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the house in March. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many banks would take a pragmatic view as this requirement is primarily there to identify subsales or the flipping of properties.

We are getting a further advance on our home loan from Lloyds as we intend to carry out improvements to our home in Bramhall. Are we obliged to appoint a bricks and mortar Bramhall solicitor on the Lloyds conveyancing panel to deal with the paperwork?

Lloyds do not ordinarily require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.

Completion of my purchase has taken place for my property in Bramhall. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Will our conveyancer be making enquiries about flooding as part of the conveyancing in Bramhall.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Bramhall. There are those who acquire a house in Bramhall, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, but there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Bramhall. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to discover whether the property has historically flooded. In the event that the residence has been flooded in past and is not notified by the owner, then a buyer could bring a claim for damages resulting from an incorrect answer. A buyer’s conveyancers should also conduct an environmental search. This should higlight if there is any known flood risk. If so, more detailed inquiries will need to be initiated.

Should I be wary by 3rd parties that I am dealing with are suggesting an online conveyancing firm rather than a High Street Bramhall conveyancing firm?

As with many professional services, often referrals from connections can be worth their weight in gold. Yet there are lots of players in a conveyancing matter; estate agents, financial adviser and mortgage companies may put forward solicitors to use. Sometimes the solicitors might be known to one of the organisations as being good in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the right to appoint your own conveyancer. However, bear in mind that many mortgage providers specify a panel list of lawyers you have to use for the mortgage aspect of your transaction.

My cousin has suggested that I use his lawyers for conveyancing in Bramhall. Should I use them?

There are no two ways about it the ideal way to find a conveyancing solicitor is to seek recommendations from friends or family who have used the conveyancer that you are considering.

I work for a long established estate agency in Bramhall where we have witnessed a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Bramhall conveyancing solicitors. Can you confirm whether the seller of a flat can start the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I own a basement flat in Bramhall, conveyancing was carried out July 2011. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Bramhall with an extended lease are worth £190,000. The ground rent is £65 invoiced every year. The lease ceases on 21st October 2086

With just 61 years unexpired the likely cost is going to span between £19,000 and £22,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

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Sample of conveyancing solicitors in Bramhall regulated by the SRA

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

  • Hale Solicitors Limited, 8a Fir Road, Bramhall, Stockport, Cheshire, SK7 2NP
  • Hargreaves Mounteney Limited, 22 The Village Square, Bramhall Centre, Stockport, Cheshire, SK7 1AW
  • Bramhall Solicitors, Errwood House, 212 Moss Lane, Bramhall, Stockport, Cheshire, SK7 1BD
  • Baileys, 37 Station Road, Cheadle Hulme, Cheadle, Cheshire, SK8 5AF
  • Minahan Hirst & Co Limited, 33 Station Road, Cheadle Hulme, Cheadle, Cheshire, SK8 5AF

Residential Landlord and Tenant Conveyancing solicitors in Bramhall

The firms listed below are a non-comprehensive list of solicitors in Bramhall with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Claims for damages for illegal

  • Bramhall Solicitors, Errwood House, 212 Moss Lane, Bramhall, Stockport, Cheshire, SK7 1BD
  • Baileys, 37 Station Road, Cheadle Hulme, Cheadle, Cheshire, SK8 5AF
  • O'neill Patient Solicitors Llp, Chester House, 2 Chester Road, Hazel Grove, Stockport, Cheshire, SK7 5NT
  • Ask Legal Solicitors Limited, The Courtyard, 2 Finney Lane, Heald Green, Cheadle, Cheshire, SK8 3GZ
  • Stratford Solicitors Limited, Poynton Chambers, 130 London Road South, Poynton, Stockport, Cheshire, SK12 1LQ

Planning law solicitors in Bramhall regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Bramhall specialising in planning law. This will likely include advice on special planning controls
  • Priority Law Limited, Lake View, Lakeside, Cheadle, Cheshire, SK8 3GW
  • Blue Sky Law Limited, 4 Broughville Drive, Didsbury, Manchester, Lancashire, M20 5WH
  • Chafes Solicitors Llp, 32 London Road, Alderley Edge, Cheshire, SK9 7DZ
  • Jrb Law Limited, 42 Ricroft Road, Compstall, Stockport, Cheshire, SK6 5JR

*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.