My fiance and I are hoping to acquire a flat in Cheadle Hulme and have instructed a Cheadle Hulme conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Halifax have this morning contacted us to inform me that there is now an issue as our Cheadle Hulme lawyer is not on their conveyancing panel. Please explain?
Where you are buying a property needing a mortgage it is conventional for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Cheadle Hulme lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
I own a freehold residence in Cheadle Hulme but still invoiced for rent, why is this and what is this?
It is rare for properties in Cheadle Hulme and has limited impact for conveyancing in Cheadle Hulme 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 establishment of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
The Cheadle Hulme conveyancing lawyers that I appointed last week on my house acquisition in Cheadle Hulme have suddenly closed. I only went with them because I had to have a solicitor on the Skipton conveyancing panel and my previous Cheadle Hulme lawyer was not. I sent them a cheque for two hundred pounds in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Skipton conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
There are numerous conveyancing solicitors in Cheadle Hulme but how do I know who's good?
We would encourage you not to go for the lowest Cheadle Hulme conveyancing quote. 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 go into the conveyancing with your eyes wide open.
is it true that all Cheadle Hulme conveyancing solicitors on the TSB conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the TSB approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
How can we tell if a Cheadle Hulme conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Cheadle Hulme obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your conveyancing.
The deeds to our home can not be found. The conveyancers who handled the conveyancing in Cheadle Hulme 10 years ago no longer exist. What are my options?
Nowadays there are duplicates made of almost everything, and your conveyancer will be aware precisely where to find all the appropriate paperwork so you may buy or sell your house without any difficulty. Where duplicates are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.