We note that you have a post code search directory listing firms on the RBS conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Bramhall?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bramhall.
Can you help - my lawyer says that missing deeds insurance is needed on my purchase. What is the level of cover for Bramhall conveyancing?
The appropriate level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Virgin Money. Conveyancing practitioners as opposed to borrowers take out such policies.
I happen to be the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Bramhall. The Bramhall property was put into my name in December. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the house in December. Will no one buy the property for half a year?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view lenders take of it, depend on the bank as this clause principally exists to identify the purchase and immediately sell or the quick reselling of properties.
I had an offer accepted on a house in Bramhall on 9/12/2025, valuation was booked 4 days after, received a clean bill of health. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
I purchased my flat on 11 September and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Bramhall expressed confidence that it would be concluded in a couple of weeks. Are properties in Bramhall particularly slow to register?
As far as conveyancing in Bramhall is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any interested parties. Currently in the region of 80% of submission are fully addressed within 12 days but some can be subject to protracted hold-ups. Historically registration is effected after the purchaser is living at the property therefore 'speed' is not always top priority but where there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
Is it possible to change conveyancer as I need to choose one who is on the Santander conveyancing list. I was using a local conveyancing solicitor in Bramhall five minutes from me but she is not accepted by Santander
We will our best to assist in finding you a conveyancing solicitor in Bramhall on the Santander panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Bramhall. In utilising the find a conveyancing solicitor tool on this page, you can contrast charges for conveyancing solicitors in Bramhall and beyond.
Should I instruct a Bramhall conveyancing practitioner based in the location that I am hoping to buy? I have an old university friend who can execute the legal work but his firm is located 300kilometers away.
The primary upside of using a high street Bramhall conveyancing firm is that you can drop in to sign paperwork, hand in your identification documents and pester them where appropriate. Having local Bramhall know how is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and in the main were content that should outweigh using an unknown Bramhall conveyancing solicitor solely due to them being local.
I have just started marketing my 2 bed apartment in Bramhall.Conveyancing has not commenced but I have just had a half-yearly maintenance charge demand – Do I pay up?
The sensible thing to do is discharge the maintenance contribution as you normally would as all ground rent and service payments should be apportionedon completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially