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Find a Holmes Chapel Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Holmes Chapel

I have paid off my mortgage with Yorkshire BS. I assume I don't need a Holmes Chapel property lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
  3. Yorkshire BS has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Yorkshire BS mortgage has been paid off.

I have decided to exercise my right to buy my property in Holmes Chapel off the council. I have a mortgage offer with Lloyds. 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 use 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

At last I have had an offer on a flat in Holmes Chapel accepted, the vendors do however have a connected purchase. The owners have placed an offer on on an apartment, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in Holmes Chapel. What do I do now? When should I get the mortgage application with Lloyds started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then valuation, Holmes Chapel conveyancing search costs, etc). The first thing to do is check that your solicitor is on the Lloyds approved list. As to the subsequent stages this very much depends on the uniqueness of your transaction, motivation for this property and on the state of the market. In a buoyant market some home buyers will apply for the mortgage with Lloyds and arrange for the valuation and only if it comes back ok would they request their solicitor to press on with the conveyancing in Holmes Chapel.

What can a local search inform me regarding the house we're purchasing in Holmes Chapel?

Holmes Chapel conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Searches UK The local search plays a central role in most Holmes Chapel conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications applicable to the premises (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 headings.

I am purchasing my first flat in Holmes Chapel with a mortgage from Nationwide Building Society. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about the extras as it would put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I opted to have a survey done on a house in Holmes Chapel prior to instructing lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some lenders tend refuse to issue a loan on such a house.

It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Holmes Chapel. Conveyancing will be smoother if you use a solicitor in Holmes Chapel especially if they are acquainted with such properties in Holmes Chapel.

Back In 2009, I bought a leasehold flat in Holmes Chapel. Conveyancing and Santander mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Holmes Chapel who previously acted has long since retired. Do I pay?

The first thing you should do is contact the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Holmes Chapel conveyancing firm to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I invested in buying a basement flat in Holmes Chapel, conveyancing having been completed 9 years ago. Can you work out an approximate cost of a lease extension? Similar flats in Holmes Chapel with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2075

With 54 years unexpired we estimate the premium for your lease extension to range between £32,300 and £37,400 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

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Find out more about how flying freehold can affect your the value of a property.