When scouring mumsnet.com for a cheap solicitor in Alderley Edge, many say that I should look for a CQS kitemarked lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing procedures via the scheme protocol Membership covers numerous partnerships who perform conveyancing in Alderley Edge.
We are downsizing from our property in Alderley Edge and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Alderley Edge. We have lived in Alderley Edge for many years we know of no issue. Should we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should check with 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 health insurance to cover that same sickness)
I am buying my first flat in Alderley Edge with a loan from Aldermore. The sellers would not reduce the price so I negotiated 6k of extras instead. The house builders rep advised me not to tell my solicitor about the side-deal as it may adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What tools are available to locate a Alderley Edge law firm on the National Westminster Bank conveyancing panel? I am a keen cyclist and am willing to travel upto 25kilometers to meet the solicitor.
You can use the search on this page. Please choose the mortgage company and your location and you will see a number of Alderley Edge conveyancing lawyers locally. We have detailed some Alderley Edge conveyancing firms at the bottom of this page and you can ring them to verify if they are on the National Westminster Bank panel
Do you have any advice for leasehold conveyancing in Alderley Edge from the perspective of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Alderley Edge can be bypassed where you instruct lawyers the minute your agents start marketing the property and request that they start to collate the leasehold information which will be required by the buyers’ solicitors. Some Alderley Edge leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Obtaining a duplicate share certificate is often a time consuming process and frustrates many a Alderley Edge home move. If a duplicate share is needed, do contact the company director and secretary or managing agents (where relevant) for this sooner rather than later. If you have had any disputes with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as over rather than unsettled.
I invested in buying a 1 bedroom flat in Alderley Edge, conveyancing formalities finalised in 1995. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Alderley Edge with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease finishes on 21st October 2073
With just 53 years left to run we estimate the premium for your lease extension to be between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.