I am buying residence in Lymm. My lawyer is not listed on the mortgage company solicitor panel. Is it possible for me to appoint my Lymm conveyancing solicitor even though they are not on the mortgage company panel?

You must appoint a conveyancer to complete the formalities when you need a mortgage to purchase your home. The property lawyer will carry out all the essential legal checks on the property, ensuring that you will be registered as proprietor and ensure that all the required mortgage documentation is dealt with. One could instruct a Lymm conveyancer of your choosing. Nevertheless, where the conveyancer selected is not on the lender approved list supplemental charges will arise as separate legal representation will be required by them. Lender panel applications can be submitted, so provided your lawyer has not in the past applied for membership they should take the opportunity to apply.

My aunt passed away six months ago and as sole heir and executor I was left the property in Lymm. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?

Given you plan to re-mortgage then UBS will require that you use a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.

Have completed on a a detached house in Lymm , how long will it take for the Land Registry to record the transfer to my name? My Lymm conveyancing solicitor works at snail pace, so I want to be certain that my ownership is recorded.

As far as conveyancing in Lymm is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can vary depending on who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. At present approximately 80% of such applications are completed within 12 days but occasionally there can be longer delays. Registration occurs after the purchaser is living at the premises thus 'speed' is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.

I am looking to sell my property. My past solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. Im based in Lymm if that affects matters.

Please use our search tool to help you choose a solicitor for your conveyancing in Lymm. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

I have just appointed agents to market my basement flat in Lymm. Conveyancing is yet to be initiated, however I have recently received a quarterly maintenance charge invoice – what should I do?

The sensible thing to do is discharge the service charge as usual as all ground rent and service payments will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I purchased a split level flat in Lymm, conveyancing formalities finalised 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Lymm with a long lease are worth £206,000. The ground rent is £45 levied per year. The lease terminates on 21st October 2091

With 66 years remaining on your lease we estimate the premium for your lease extension to range between £12,400 and £14,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.