We note that you have a search directory identifying firms on the Skipton conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Congleton?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Congleton.
I am aiming to move house in August. Will my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you recommend a removal company in Congleton. Conveyancing firm was chosen prior to coming across this site.
On the afternoon of completion you will need to pick up the keys from your estate agent however this should only be done after the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be passed over. After that you will need to advise the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you find a residential property solicitor in Congleton or a legal practice that specialises in conveyancing in Congleton.
Is it correct that all Congleton CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
It is true that some lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
I have paid off my mortgage with TSB. I assume I don't need a Congleton conveyancer on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
Should our lawyer be making enquiries about flooding during the conveyancing in Congleton.
Flooding is a growing risk for solicitors dealing with homes in Congleton. There are those who buy a property in Congleton, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, however there are a numerous searches that may be carried out by the buyer or by their lawyers which can give them a better understanding of the risks in Congleton. The conventional set of property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to discover whether the property has suffered from flooding. If the premises has been flooded in past which is not notified by the seller, then a buyer may commence a compensation claim as a result of such an incorrect reply. The purchaser’s conveyancers should also order an environmental search. This will reveal if there is any known flood risk. If so, further investigations should be initiated.
Just acquired a terraced house in Congleton , how long should it take for the Land Registry to record the transfer to my name? My Congleton conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are dealt with.
There is nothing unique about conveyancing in Congleton registration formalities. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and whether the Land registry have to notify any third parties. At present in the region of 80% of such applications are fully addressed within 12 days but occasionally there can be extensive delays. Registration takes place after the purchaser has moved in to the premises thus an expedited registration is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.
How does conveyancing in Congleton differ for new build properties?
Most buyers of new build property in Congleton approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because builders in Congleton usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Congleton or who has acted in the same development.
Having checked my lease I have discovered that there are only 72 years remaining on my lease in Congleton. I need to extend my lease but my freeholder is missing. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to track down the freeholder. In some cases an enquiry agent should be helpful to conduct investigations and to produce a report to be used as evidence that the landlord can not be located. It is wise to seek advice from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Congleton.
Congleton Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing
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Where a Congleton lease has no more than eighty years it will impact the salability of the flat. Check with your bank that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of what this will be. For most Congletonlease extensions you will need to own the premises for a couple of years before you are eligible to carry out a lease extension. How long is the Lease?