Find a Lender-Approved Local Conveyancer in Bramhall

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

Reasons to use our Bramhall conveyancing solicitors

  • 1 Conveyancer conveyancing lawyers have excellent personal connections with Bramhall estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 2 On the balance of probabilities the the solicitors for the other party are based in Bramhall - if so both parties will have worked on conveyancing matters in the past
  • 3 Bramhall solicitors work in partnership with Bramhall estate agents, house builders, surveyors, mortgage companies and other professionals to ensure that the highest level of service is offered to buyers and sellers every step of the way, to ensure you’re kept informed as to progress all the way along
  • 4 Retaining the services of a local Solicitor generally results in a more personal touch. Online forums bear testimony to the idea that in appointing a an online conveyancing factory, your conveyancing is dealt with by a team of people who check what is happening on the file by reading from their computer screens.
  • 5 Over the years Bramhall property lawyer have developed excellent links with Bramhall local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of dealing with your house sale or purchase in Bramhall.

Examples of recent conveyancing in Bramhall since December 2024*

Disposal

of semi-detached premises, North Park Road, SK7 3JR completing on 17/01/2025 at a price of £485,000. The conveyancing process incorporates some of the following tasks: sending the transfer to the seller for execution in preparation for completion, agreeing completion date with parties, setting up the completion formalities

Disposal

of apartment Moss Lane SK7 1BG, at purchase price of £540,000. Leasehold conveyancing included: drafting the sale agreement and Transfer, taking formal instructions from and updating the seller client, setting up the completion formalities

Sale

of terraced residence, Foxbench Close, SK7 1EZ completing on 28/01/2025 at a price of £530,000. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, setting up the completion formalities, sending title deeds and signed transfer to buyer’s conveyancer

Disposal

of house residence, Woodfield Road, SK8 7JT completing on 07/01/2025 at a price of £500,000. The legal transfer of property included amongst the various tasks: dealing with appropriate requisitions and enquiries, agreeing completion date with parties, preparing statement detailing charges

Recently asked questions about conveyancing in Bramhall

I opted for a high street solicitor for my conveyancing in Bramhall last week. Upon checking the official terms of business I noteI am on the hook for costs even if the sale aborts. Should I ditch them and appoint an internet lawyer offering no completion no charge conveyancing in Bramhall?

It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will generally be higher to neutralise those cases that do not proceed. You should be mindful that these promotions generally do not protect you from expenditure such as Bramhall conveyancing search fees.

Our god-son is in the process of securing a house that has just been built in Bramhall with a home loan from Co-operative. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

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 Co-operative conveyancing panel as a standard part of the process, and to the surveyor when requested. 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 Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Should conveyancers ask for money up-front for conveyancing in Bramhall?

If you are buying a property in Bramhall your solicitor will request that you to provide them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is as part of the sale price then this will be asked for immediately before exchange of contracts. Any further balance that is due should be transferred shortly before completion.

I am assisting my aunt sell her property in Bramhall. Will the conveyancing solicitor order the energy assessment or do I organise this?

After the demise of Home Information Packs, EPC’s was left as a required part of selling a house. An energy performance certificate should be to hand before the property is advertised. This is not as aspect of the sale process that law firms normally arrange. Where you are instructing a Bramhall conveyancing solicitor they may be able to arrange energy assessments due to their relationships with long established local assessors

After months of negotiation I have agreed a price on an apartment in Bramhall. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £150. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am selling my flat. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The Bramhall solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Should I be wary about estate agents that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Bramhall conveyancing practice?

As with many professional services, often input from connections can be worth their weight in gold. Yet there are many people with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may put forward lawyers to instruct. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the recommendation. You have the right to choose your preferred lawyer. You need to be aware that most lenders specify a panel list of lawyers you are obliged to use for the mortgage related work in your transaction.

I am intending to rent out my leasehold flat in Bramhall. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

The lease dictates relations between the freeholder and you the leaseholder; specifically, it will set out if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Bramhall do not contain subletting altogether – such a clause would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

I acquired a split level flat in Bramhall, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Bramhall with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2090

With just 65 years unexpired the likely cost is going to be between £13,300 and £15,400 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

Last updated

Residential Landlord and Tenant Conveyancing solicitors in Bramhall

The firms listed below are a non-comprehensive list of solicitors in Bramhall specialising 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

Domestic Licensed Conveyancers in Bramhall regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Bramhall but also conveyancing across England and Wales.
  • D R Dunkerley & Co , Property Lawyers, SK12 1RD
  • Maureen Patterson & Co, 196 Higher Hillgate, SK1 3QY
  • C S Conveyancing, 492/494 Hempshaw Lane, SK2 5TL

Planning law solicitors in Bramhall regulated by the Solicitors Regulation Authority

The practices listed below are a small selection of solicitors in Bramhall specialising in planning law. This will likely include advice on development on contaminated land
  • 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.