Is it correct that all Grange Over Sands CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved solicitors?

It is true that some banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

My wife and I have organised a further advance on our home loan from Clydesdale as we want to carry out improvements to our house in Grange Over Sands. Do we need to appoint a local Grange Over Sands solicitor on the Clydesdale conveyancing panel to deal with the paperwork?

Clydesdale don't usually appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.

My wife and I are spending time looking at houses in Grange Over Sands and I am now considering a potential offer. Is it sensible to have a conveyancer on ‘stand by’? I will be getting a mortgage with Aldermore.

It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are taking out a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.

What does a local search tell me concerning the property I am buying in Grange Over Sands?

Grange Over Sands conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Onsearch The local search is essential in every Grange Over Sands conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

I purchased my apartment on 7 May and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Grange Over Sands advises it will be concluded in less than a month. Are properties in Grange Over Sands uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Grange Over Sands registration formalities. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether it is in order and whether the Land registry need to notify any other parties. Currently approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to longer delays. Registration occurs after the purchaser is living at the premises thus an expedited registration is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.

I decided to have a survey completed on a property in Grange Over Sands before appointing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may not issue a loan on this type of home.

It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Grange Over Sands. Conveyancing will be smoother if you use a solicitor in Grange Over Sands especially if they are accustomed to such properties in Grange Over Sands.

Do you have any top tips for leasehold conveyancing in Grange Over Sands from the perspective of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Grange Over Sands can be reduced where you get in touch lawyers the minute you market your property and request that they start to put together the leasehold information needed by the purchasers’ representatives.
The majority of landlords or managing agents in Grange Over Sands charge for providing management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Grange Over Sands. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Grange Over Sands state that internal structural alterations or installing wooden flooring require a licence from the Landlord approving such works. If you fail to have the paperwork in place do not communicate with the landlord without contacting your lawyer before hand. If there is a history of any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be warry about purchasing a flat where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than unresolved.

Grange Over Sands Conveyancing for Leasehold Flats - Examples of Queries before buying

You should be aware that where the lease has fewer than eighty years it will have adverse implications on the salability of the apartment. It is worth checking with your lender that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this will be. For most Grange Over Sandslease extensions you will be be obliged to have owned the premises for a couple of years before you are eligible to carry out a lease extension. In the main the outlay for major works are not included within maintenance charges, although there some managing agents in Grange Over Sands ask leasehold owners to pay into a reserve fund created for the specific intention of building a fund for major repairs or maintenance. What is the service charge and ground rent on the property?