Please help. My Cheshire lawyer is advising me that he has toorder Cheshire conveyancing searches resulting from the fact thatthe firm are on the Santanderconveyancing panel. These Cheshire searches cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Cheshire conveyancing searches.

Have just purchased a repossessed house at auction in Cheshire. Conveyancing is necessary. What is next?

Now that you are exchanged you should instruct a conveyancing lawyer quickly as you are faced with a tight a drop dead date to complete the purchase. Every auction property will have a corresponding legal pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You need to hand this to the lawyer working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete on the date specified in the contract.

I am planning to move home in February. Should my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in Cheshire. Conveyancing firm was chosen prior to coming across your page.

On the afternoon of completion you will need to collect the house keys from the property agent but this can only happen after the previous owners lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. You should advise the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you locate a conveyancing in Cheshire or a lawyer that specialises in conveyancing in Cheshire.

I am purchasing a terrace house in Cheshire. The intention is to convert the garage to a playroom at the house.Will legal due diligence on the property involve checks to determine if these works are allowed?

Your property lawyer will check the registered title as conveyancing in Cheshire can sometimes reveal restrictions in the title documents which prevent certain alterations or require the consent of another owner. Many extensions call for local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Cheshire is the location of the property. Can you offer any opinion?

Flying freeholds in Cheshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cheshire you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cheshire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

In my capacity as executor for the estate of my grandmother I am disposing of a residence in Newport but live in Cheshire. My solicitor (based 300 kilometers from meneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Cheshire to witness and place their company stamp on the document?

Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Cheshire based

Having checked my lease I have discovered that there are only Seventy years left on my lease in Cheshire. I now wish to get lease extension but my landlord is missing. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to track down the lessor. On the whole an enquiry agent may be helpful to conduct investigations and prepare a report to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the application to the County Court overseeing Cheshire.

I purchased a basement flat in Cheshire, conveyancing was carried out in 2006. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Cheshire with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2077

With only 51 years remaining on your lease the likely cost is going to span between £30,400 and £35,200 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.