Me and my partner are buying a property in Cheshire. I might seem paranoid but how we can trust a lawyer? At some point we have to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my aunt sell her house in Cheshire. Does the solicitor order the energy assessment or it is for me to coordinate?
After the abolition of HIPs, energy performance certificates was kept a compulsory component of moving house. An energy performance certificate needs to be to hand in advance of the property being put on the market. It is not something that law firms ordinarily organise. Where you are instructing a Cheshire conveyancing lawyer they might be willing to arrange energy assessments given their contacts with long established local accredited person
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Cheshire solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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. You may wish to consider appointing your own Cheshire surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have justbeen informed that Wolstenholmes have closed. They conducted my conveyancing in Cheshire for a purchase of a freehold house 10 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cheshire conveyancing specialists.
I am buying a new build house in Cheshire with a loan from Yorkshire Building Society. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not to tell my solicitor about the extras as it will adversely affect my loan with Yorkshire Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What does commercial conveyancing in Cheshire cover?
Commercial conveyancing in Cheshire covers a wide array of guidance, given by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
My fiance and I may need to sub-let our Cheshire 1st floor flat for a while due to a new job. We used a Cheshire conveyancing firm in 2001 but they have closed and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your last Cheshire conveyancing lawyer is not available you can review your lease to check if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you need to seek consent via your landlord or other appropriate person prior to subletting. This means that you cannot sublet in the absence of first obtaining permission. The consent should not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
Cheshire Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
On the whole the outlay for major works are not included within maintenance charges, albeit that some managing agents in Cheshire require leaseholders to pay into a reserve fund created for the specific purpose of establishing a fund for major works. How many years remain on the lease? What is the annual maintenance fee and ground rent?