Completed the sale of my flat in Lymm last April yet the purchaser is whats apping every few hours to say their conveyancer needs to hear from mysolicitor. What are the post completion sale formalities following completion?

After completion of your house sale your solicitor should deliver the transfer documentation and all additional paperwork to the purchaser's conveyancer. Where appropriate, your lawyer must also send confirmation that the mortgage has been redeemed to the purchasers lawyers. There is unlikely to be post completion steps unique to conveyancing in Lymm.

I am the only recipient of my late mum's will and I have everything in my name now, including the my former home in Lymm. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be treated the same way as though I had purchased the property in September. Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many banks would take a sensible view as this provision principally exists to pick up on subsales or the wholesaling and assigning of properties.

is it true that all Lymm conveyancing solicitors on the Barclays conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Barclays approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do allow licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.

Planning on purchasing a apartment in Lymm. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Lymm solicitor is on the UBS conveyancing panel.

Should my conveyancer be asking questions regarding flooding during the conveyancing in Lymm.

Flooding is a growing risk for lawyers dealing with homes in Lymm. Some people will purchase a property in Lymm, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, but there are a various searches that can be carried out by the buyer or by their conveyancers which will figure out the risks in Lymm. The standard information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to discover if the property has historically flooded. In the event that the premises has been flooded in past which is not revealed by the seller, then a buyer may commence a legal claim for losses as a result of such an incorrect reply. A purchaser’s solicitors should also carry out an enviro report. This should reveal if there is a recorded flood risk. If so, additional investigations will need to be carried out.

I am on look out for some leasehold conveyancing in Lymm. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.

If the lease is registered - and most are in Lymm - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Lymm Leasehold Conveyancing - Examples of Queries before Purchasing

Who is in charge of the block? Are any of leasehold owners in arrears of their service charge liability? Does the lease contain onerous restrictions?

My brother is buying a studio flat in Lymm. He has received an estimate by the lawyer recommended by the selling agents and it came to £1300 . It was 9 years ago I sold and bought a property and the bill was £450. Have charges really escalated to that extent?

We would recommend that you visit two or three local Lymm conveyancing solicitors seeking prices. It is advisable to base your selection not just on cost, but on promptness and on how comprehensive the reply is.