I have given 8 weeks notice to my existing landlord and must vacate my let out flat in Wilmslow by 7/1/2026. Conveyancing for my house purchase has just started. How realistic is it to complete in three weeks as don't want to have to find short term accommodation?
The normal practice is not to provide notice for your lease unless you have exchanged. If you have not already done so, notify to your lawyer and request that they chase the other side, try to get a realistic time scale from them that everyone will aim towards
We were going to get a AIP from TSB this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Wilmslow solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Wilmslow solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
I have paid off my mortgage with Virgin Money. I assume I don't need a Wilmslow solicitor on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
After months of negotiation I have agreed a price on an apartment in Wilmslow. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £200. Not long after, the conveyancer called me embarrassingly acknowledging that they were not on the Yorkshire BS 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 Yorkshire BS 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.
Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Wilmslow?
Many commercial conveyancing solicitors in Wilmslow will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Wilmslow. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wilmslow.
For each commercial conveyancing transaction in Wilmslow it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Wilmslow commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Wilmslow.
It has been five months since my purchase conveyancing in Wilmslow completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
The estate agent has sent us the confirmation of our purchase of a new build flat in Wilmslow. Conveyancing is necessary evil 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 legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Wilmslow
-
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Can you offer any advice when it comes to choosing a Wilmslow conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Wilmslow conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Wilmslow conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
-
What volume of lease extensions has the firm conducted in Wilmslow in the last twenty four months? Can they put you in touch with clients in Wilmslow who can give a testimonial?
Leasehold Conveyancing in Wilmslow - A selection of Queries Prior to buying
-
This question is important as a) areas could cause problems in the block as the common areas may begin to deteriorate if services are not paid for b) if the tenants have an issue with the running of the building you will want to have full disclosure Can you tell me if there are any major works in the near future that will likely increase the maintenance costs? It would be wise to find out as much as possible about the company managing the building as they can either make life much simpler or problematic. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to daily issues like the upkeep of the communal areas. Don't be afraid to ask prospective neighbours what they think of them. On a final note, be sure you know the dates that the maintenance fees are due to the managing agents and specifically what you get for your money.