We were about to choose a conveyancing solicitor in Altrincham listed using your comparison tool but stumbled across some other costs illustrations on the internet look less pricey – why is this?

You can find numerous conveyancing companies advertising what appear to be cut price. We suggest that you think twice as to how important this transaction is to you that want to be penny wise pound foolish with regard to the standard of the conveyancing. Some embed fees deep into the terms of business. The solicitors that we put forward for conveyancing in Altrincham neverdo this.

I own a freehold residence in Altrincham but nevertheless charged rent, why is this and what is this?

It is rare for properties in Altrincham and has limited impact for conveyancing in Altrincham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

We are purchasing a house in Altrincham. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to put money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Completion of my purchase has taken place for my property in Altrincham. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Altrincham building society branch on numerous occasions and was advised it wasn't a problem and they would lend. My Altrincham conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

As long as the conveyancing practitioner is on the mortgage company panel, she or he must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

five months have elapsed following my purchase conveyancing in Altrincham took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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 asset 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.

My solicitors in Altrincham have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.