I am buying a flat and require a conveyancing solicitor in Cheshire who is on the Britannia conveyancing. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Britannia in certain locations such as Cheshire. We dont recommend any particular firm.
I'm the sole beneficiary of my late grandmother’s estate and I have everything in my name alone, including the house in Cheshire. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership could be considered the same way as though I had purchased the house in August. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view lenders take of it, depend on the lender as this obligation is chiefly there to identify subsales or the quick reselling of property.
Does a directory service exist listing UBS panel conveyancers in Cheshire on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings available on the web. If you are in need of a Cheshire conveyancing practitioner on the UBS please use our facility.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cheshire solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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. You may wish to consider appointing your own Cheshire surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My partner and I are planning on selling our house in Cheshire and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers used an online conveyancing firm as opposed to a conveyancing solicitor in Cheshire. Having lived in Cheshire for six years we know of no issue. Do we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I have recentlydiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in Cheshire for a purchase of a leasehold flat 9 months ago. How can I check that the property is not still registered in the name of the previous owner?
The quickest way to check if the premises is in your name, 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 Cheshire conveyancing specialists.
I opted to have a survey done on a house in Cheshire ahead of instructing conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some mortgage companies will refuse to give a mortgage on such a premises.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you e-mail us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cheshire. Conveyancing will be smoother if you use a solicitor in Cheshire especially if they regularly deal with such properties in Cheshire.
Our lawyer in Cheshire has discovered a a problem with the lease for the property we are purchasing in Cheshire. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer says that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the bank?
Just because you have a mortgage offer from the mortgage company does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Cheshire conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. These conveyancing instructions have to be complied with by the lender conveyancing panel who has to balance acting for you and the lender