It has come to my attention via my IFA that my Crewe property lawyer is not on the mortgage company Conveyancing panel. How can I check?

The first thing you need to do is to call your Crewe lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

My husband and I are hoping to buy a newbuild apartment in Crewe with a residential mortgage from HSBC Bank.We have a Crewe conveyancing lawyer but HSBC Bank says his firm is not on their approved list of firms. It seems we have little choice but to instruct a HSBC Bank panel firm or keep our local solicitor and fork out for a HSBC Bank panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its various provisions, one of which will be that conveyancers must be on the HSBC Bank approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for HSBC Bank

I am helping my step-mother sell her house in Crewe. Will the conveyancing solicitor commission the energy assessment or do I organise this?

After the demise of Home Packs, energy performance certificates was maintained a required element of selling a property. An EPC needs to be commissioned in advance of the property being marketed. This is not a task that lawyers normally organise. Where you are using a Crewe conveyancing lawyer they may help arrange EPC’s due to their contacts with reputable Crewe providers

I am currently in the process of buying my council flat in Crewe. I have a mortgage offer with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

The mortgage over my property is with Virgin Money for my property in Crewe. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

Virgin Money must be informed of your intention before letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel solicitor.

How does conveyancing in Crewe differ for newly converted properties?

Most buyers of new build or newly converted property in Crewe contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Crewe usually acquire the site, 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 used to new build conveyancing in Crewe or who has acted in the same development.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have just discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Crewe. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Crewe ?

The majority of houses in Crewe are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Crewe so you should seriously consider shopping around for a Crewe conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer should report to you on the legal implications.

Leasehold Conveyancing in Crewe - A selection of Queries Prior to buying

What restrictions are there in the Crewe Lease? How long is the Lease?