My brother-in-law has suggested I instruct a conveyancing solicitor in Bramhall. I I would like to check whether they are on the Yorkshire Building Society approved list of lawyers. Can you assist?

You should call the lawyer and enquire if they can act for the bank. Otherwise please get in touch with Yorkshire Building Society who may be able to confirm.

Should commercial conveyancing searches reveal planned roadworks that may affect a commercial premises in Bramhall?

Many commercial conveyancing solicitors in Bramhall will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Bramhall. The report provides definitive data 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 Bramhall.

For every commercial conveyancing transaction in Bramhall it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Bramhall commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Bramhall.

I purchased my apartment on 10 May and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Bramhall expressed confidence that it would be formalised in a couple of weeks. Are transfers in Bramhall particularly slow to register?

There is nothing unique when it comes to conveyancing in Bramhall registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and whether the Land registry need to notify any third persons or bodies. At present roughly 80% of such applications are completed in less than three weeks but some can be subject to protracted hold-ups. Registration occurs after the new owner has moved in to the property thus an expedited registration is not usually top priority but where there is a degree of urgency associated with the registration then you or your lawyers can contact the land registry and explain the circumstances.

I'm purchasing my first flat in Bramhall benefiting from help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not disclose to my lawyer about the side-deal as it would impact my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Bramhall is where the house is located. Can you shed any light on this issue?

Flying freeholds in Bramhall are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bramhall you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bramhall may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.