Find a Cheshire Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Cheshire? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Cheshire conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Cheshire conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Cheshire

Completed the sale of my flat in Cheshire last January but the buyer keeps calling daily to moan that their conveyancer is waiting to hear from mylawyer. What should have happened now that I have sold?

After completion of your house sale your conveyancer is obliged to forward the transfer documentation and all of the paperwork to the buyer’s lawyers. Where relevant, your conveyancer should also send confirmation that the home loan has been redeemed to the buyers lawyers. There are no post completion requirements specific conveyancing in Cheshire.

If you had a top tip for selecting a conveyancing solicitor in Cheshire what would it be?

We would encourage you not to base your choice on the lowest Cheshire conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. 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 advance.

I am aiming to move home in December. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Cheshire. Conveyancing lawyer was found before I stumbled across this site.

On the day of completion you will need to collect the keys from the estate agent but this should only occur after the previous owners lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you should tell the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can assist you in finding a conveyancing in Cheshire or a firm with expertise in conveyancing in Cheshire.

I have today made my last payment due on my mortgage with Principality. I assume I don't need a Cheshire conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Principality has sent the Land Registry the discharge electronically, and
  3. Principality has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Principality mortgage has been paid off.

How does conveyancing in Cheshire differ for newly converted properties?

Most buyers of new build property in Cheshire come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Cheshire usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cheshire or who has acted in the same development.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one close by in Cheshire I like with a park and railway links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Cheshire in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you need a mortgage the remaining unexpired lease term will be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

Midway through the sale of a leasehold flat in Cheshire. Conveyancing solicitors are doing their job but we have been asked to pay a fortune from the managing agents. So far we have forked out £250 for a leasehold management pack and then a further £200 plus VAT for additional queries raised by the buyers solicitor.

Neither you or your solicitor will have any say over the extent of the fee for this information however the typical costs for the information for Cheshire leasehold premises is £395. When it comes to Cheshire conveyancing transactions it is customary for the owner to cover the charges. The landlord or their agents are not duty bound to answer such questions although many will be willing to do so - albeit often at high prices out of proportion to the work involved. Unfortunately there is no law that requires set fees for administrative tasks. There is no prescriptive time frame by which they are obliged to supply answers.

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