Some advice if I may. My Chapel Allerton lawyer is advising me that he is legally obliged toorder Chapel Allerton conveyancing searches becausethe firm are on the Santanderconveyancing panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Chapel Allerton conveyancing searches.

What is your number one tip for finding a conveyancing solicitor in Chapel Allerton

Do not opt for the lowest Chapel Allerton conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

A friend pointed out to me me that in purchasing a property in Chapel Allerton there could be a number of restrictions prohibiting external changes to a property. Is this right?

We are aware of a number of properties in Chapel Allerton which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Chapel Allerton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Two weeks ago we had a mortgage agreed in principle with Principality. Chapel Allerton conveyancing lawyers are selected. How long does it take for Principality to send the offer to the property lawyer?

There is no definitive answer here. Have Principality done the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Various online forums that I have come across warn that are the number one reason for stalling in Chapel Allerton house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of slowing down conveyancing in Chapel Allerton.

I am downsizing from my house. My previous solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Chapel Allerton if that makes things easier.

You should use our search tool to help you find a solicitor for your conveyancing in Chapel Allerton. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

My wife and I purchased a leasehold house in Chapel Allerton. Conveyancing and Santander mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Chapel Allerton who previously acted has long since retired. What should I do?

First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Chapel Allerton conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I own a 1st floor flat in Chapel Allerton, conveyancing was carried out 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Chapel Allerton with a long lease are worth £179,000. The ground rent is £65 per annum. The lease finishes on 21st October 2082

With just 57 years left to run the likely cost is going to span between £26,600 and £30,800 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.