I selected a local lawyer for my conveyancing in Lymm recently. Reviewing the Terms I seeI am on the hook for fees even if the sale aborts. Should I go with them or use a web based firm promoting no-sale-no-fee conveyancing in Lymm?

Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be uplifted to cover those conveyances that fail to complete. Do bear in mind that such arrangements generally do not protect you from expenses such as Lymm conveyancing search costs.

We are purchasing a house and require a conveyancing solicitor in Lymm who is on the Virgin Money solicitor panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Lymm.

Forgive me if this question is silly but I am new to the home moving as FTB of a two bedroom flat in Lymm. Do I pick up the keys to the property on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Lymm?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.

is it true that all Lymm solicitors on the Aldermore conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

We have agreed to purchase a house in Lymm. One unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Nationwide your lawyer must check the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties nationwide and is not limited to Lymm.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Lymm?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Lymm. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am employed by a busy estate agent office in Lymm where we have witnessed a number of leasehold sales derailed due to leases having less than 80 years remaining. I have received inconsistent advice from local Lymm conveyancing solicitors. Could you confirm whether the owner of a flat can commence the lease extension process for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I invested in buying a ground floor flat in Lymm, conveyancing was carried out 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Lymm with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2090

With only 66 years unexpired the likely cost is going to be between £11,400 and £13,200 plus costs.

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 due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.