I am in the process of selling my apartment in Cheadle Hulme and the EA has just text me to say that the purchasers are swapping law firm. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a major lender only work with specific lawyers rather the firm that they want to choose for their conveyancing in Cheadle Hulme ?
Lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lending institutions justify this action to a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
I own a freehold property in Cheadle Hulme but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Cheadle Hulme and has limited impact for conveyancing in Cheadle Hulme but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
My stepmother informed me that in buying a property in Cheadle Hulme there could be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Cheadle Hulme which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Cheadle Hulme should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are purchasing a detached bungalow in Cheadle Hulme. We would like to carry out an extension to the side at the house.Will legal work on the property involve enquiries to determine if these alterations are allowed?
Your solicitor will review the registered title as conveyancing in Cheadle Hulme can occasionally reveal restrictions in the title documents which prohibit categories of works or need the consent of another owner. Many additions call for local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cheadle Hulme solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cheadle Hulme postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Cheadle Hulme.
I am buying a new build apartment in Cheadle Hulme. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Cheadle Hulme
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
What does commercial conveyancing in Cheadle Hulme cover?
Non domestic conveyancing in Cheadle Hulme covers a wide array of guidance, offered by qualified solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
Should I be worried if there is an issue with one of the searches for my conveyancing in Cheadle Hulme?
On the whole, the majority of problems revealed in Cheadle Hulme conveyancing search responses can be handled ahead of completion or indemnity insurance could possibly be put in place. It is important to note that although you are buying the premises and might be content to live with the search results, your building society or bank may not, and ultimately have the final decision.