I am not well enough to travel far from Cheadle. Can you please explain the reason why all Cheadle lawyers aren't included on all lender panels?
As unjust as it may seem for mortgage companies to restrict who can represent them, from the public’s or lawyer’s point of view, the flip side is that mortgage companies are becoming ever more anxious and consider it crucial to protect them against illegal activities. As a result of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a manageable size.
I have given 8 weeks notice to my current landlord and have to vacate my rented property in Cheadle by 8/12/2025. Conveyancing on my purchase is underway. Is it possible to complete in three weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to give notice on a rental unless your lawyer suggests that you should. If you have not already done so, update to your lawyer and ask them to they seek the assistance the owners solicitors, try to get a realistic time scale from them that all parties will look to achieve
Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a garden flat in Cheadle. Do I receive the keys to the premises on the completion date from my solicitor? If this is the case, I will find a local conveyancing solicitor in Cheadle?
On the day of completion you will not be required to attend the conveyancers office in Cheadle. Your solicitors will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you should be called to receive the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I am purchasing a property in Cheadle. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that you are obtaining a mortgage with Bank of Ireland your lawyer must follow the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Bank of Ireland where a lease does not satisfy these provisions. The specifications relate to the installation of panels on properties nationwide and is not limited to Cheadle.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cheadle solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cheadle postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Cheadle.
Over the last few months I have been searching for a flat up to £195,000 and found one round the corner in Cheadle I like with amenity areas and station nearby, however it's only got 49 years on the lease. There is not much else in Cheadle for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
Am I best advised to go with a Cheadle conveyancing lawyer based in the vicinity that I am purchasing? An old friend can conduct the legal formalities but her office is over three hundred miles drive away.
The primary upside of using a local Cheadle conveyancing firm is that you can pop in to sign documents, hand in your ID and pester them if necessary. Having local Cheadle know how is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were content that must trump using an unknown Cheadle conveyancing lawyer solely due to them being based in the area.