I am considering applying for a mortgage for purchase of a newly converted (under development) in Cheadle with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for ?

In theory, you could use a solicitor that is not on the conveyancing panel, but would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

This question may be naive but I am unexperienced as FTB 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 High Street conveyancing solicitor in Cheadle?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the seller's conveyancers, and once they have received this, you will be called to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.

After much negotiation I have agreed a price on an apartment in Cheadle. My mortgage broker pressured me to appoint their . I paid an on account payment of £200. A couple of days later, the called me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My offer was accepted on a property in Cheadle on , valuation was booked 2 days later, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Are entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

I used Stirling Law several years ago for my conveyancing in Cheadle. I now require my file however the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cheadle of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How straightforward is it to use the search tool to locate a conveyancing practitioner in Cheadle on the approved list for my lender?

First select a bank such as , or then choose your preferred area for example Cheadle. Conveyancing organisations in Cheadle and nationally will then be listed.

Due to sign contracts shortly on a ground floor flat in Cheadle. Conveyancing solicitors assured me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Cheadle should include some of the following:

The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Ground rent - what is payable and when you need to pay, and be on notice if this will change in the future Additions to the premises What the implications are if you have violated the provisions of the lease? Are pets allowed in the flat?

I own a 2 bed flat in Cheadle, conveyancing formalities finalised in 1995. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Cheadle with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 50

With 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 as well as 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 investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues 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 before seeking the advice of a professional.