Is the fact that my solicitor in Holmes Chapel is not on my bank's solicitor panel that there is a problem with the quality of his conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Holmes Chapel conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

Our Holmes Chapel conveyancer has uncovered a discrepancy when comparing the information in the home valuation survey and what is in the conveyancing documents. My lawyer says that he is obliged to ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s approach right?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I used Wolstenholmes several years past for my conveyancing in Holmes Chapel. Now, I need my documents however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Holmes Chapel of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My cousin has recommend that I appoint his conveyancers in Holmes Chapel. Should I choose my own property lawyer?

No doubt the ideal way to select a conveyancing lawyer is to have recommendations from friends or relatives who have used the conveyancer you're are thinking of instructing.

My wife and I purchased a leasehold flat in Holmes Chapel. Conveyancing and Norwich and Peterborough Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Holmes Chapel who acted for me is not around. What should I do?

The first thing you should do is make enquiries of HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to instruct a Holmes Chapel conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Holmes Chapel Leasehold Conveyancing - Examples of Queries before buying

Is anyone aware of any major works on the horizon that will likely increase the service fees? Does the lease have onerous restrictions? It is important to be aware whether changing the roof or some other significant cost is pending to be shared amongst the tenants and could well materially increase the the maintenance charges or result in a one off payment.