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Find a Lymm and Warburton Conveyancing Solictior on Your Lender’s Panel

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

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Recently asked questions about conveyancing in Lymm and Warburton

I own a terraced Victorian property in Lymm and Warburton. Conveyancing solicitor represented me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lymm and Warburton and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing practitioner who conducted the purchase.

How does conveyancing in Lymm and Warburton differ for newly converted properties?

Most buyers of new build residence in Lymm and Warburton contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Lymm and Warburton tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lymm and Warburton or who has acted in the same development.

I am thinking of appointing a conveyancing lawyer in Lymm and Warburton for my home move. Is it possible to review a firm’s record with the profession’s regulator?

One can read presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.

Can you provide any top tips for leasehold conveyancing in Lymm and Warburton with the purpose of speeding up the sale process?

  • A significant proportion of the delay in leasehold conveyancing in Lymm and Warburton can be bypassed if you instruct lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation needed by the purchasers’ conveyancers.
  • If there is a history of any disputes with your landlord or managing agents it is very important that these are settled before the property is marketed. The purchasers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve 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 are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic as opposed to unresolved. If you hold a share in a the freehold, you should ensure that you hold the original share document. Organising a re-issued share certificate is often a lengthy formality and delays many a Lymm and Warburton conveyancing transaction. Where a duplicate share certificate is needed, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity. Some Lymm and Warburton leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.

I acquired a basement flat in Lymm and Warburton, conveyancing having been completed 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Lymm and Warburton with a long lease are worth £207,000. The ground rent is £60 invoiced every year. The lease finishes on 21st October 2079

With only 57 years unexpired we estimate the premium for your lease extension to be between £28,500 and £33,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

My wife and I expecting to complete buying a house in Lymm and Warburton but as a result of damage from the recent storms I have agreed reparation from the current proprietors of £2k by way of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process but my lender will not permit this. Should they have been approached?

Any property lawyer listed on a bank approved list is obliged to disclose to the lender of any amendments to the sale amount. If you prohibit your solicitor to disclose the price change to your lender then they would need to refrain from representing you and the bank.

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