I am not well enough to travel far from Macclesfield. Please spell out why all Macclesfield conveyancers are not on all bank panels?

Even though it may seem unfair for lenders to restrict who can act for them, from the public’s or lawyer’s viewpoint, the the contrary view is that lenders are increasingly anxious and consider it necessary to defend themselves against illegal activities. As a consequence of this concern lenders are limiting their conveyancing panel to a manageable size.

We wanted to use a conveyancing solicitor in Macclesfield for our house purchase. Our financial adviser informed us that our bank Yorkshire Building Society won't deal with them. Why is this not regarded as unduly restrictive?

Banks in the main restrict either the category or the volume of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the type of firm, some have limited the number of firms they allow to act for them. You should note that Yorkshire Building Society have no responsibility for the quality of advice provided by any member of Yorkshire Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there are differing opinions about the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry reveal that hundreds of law firms, including some in or near Macclesfield only execute very few conveyances per annum.

What is the difference between a licensed conveyancer and conveyancing solicitor in Macclesfield

There are many registered licenced Conveyancers in Macclesfield and Solicitor practices in Macclesfield to choose from We would stress that the two are regulated professionals specialising in the legal work in transferring property. Both can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I happen to be the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Macclesfield. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the house in March. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. many banks would take a pragmatic view as this clause is principally there to pick up on the purchase and immediately sell or the flipping of property.

I have paid off my mortgage with Nottingham. I assume I don't need a Macclesfield conveyancer on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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:

1. but are not moving to another property
2. where Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

Just had an offer accepted on a new build flat in Macclesfield. 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.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Macclesfield

Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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.

I have been on the look out for a ground for flat up to £305k and found one close by in Macclesfield I like with amenity areas and railway links nearby, however it's only got 61 remaining years left on the lease. There is not much else in Macclesfield for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.