I am assisting my aunt sell her house in Lymm and Warburton. Does the conveyancing solicitor commission an energy assessment or it is for the seller to see to?

Following the abolition of Home Information Packs, energy assessments was retained a mandatory element of moving house. An energy assessment should be commissioned in advance of the property being put on the market. This is not something that lawyers normally arrange. Where you are using a Lymm and Warburton conveyancing solicitor they may be willing to arrange energy assessments due to their relationships with long established Lymm and Warburton energy assessors

I am expecting a OIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Lymm and Warburton solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?

You will need to appoint Lymm and Warburton solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.

I am selling my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being pedantic. The Lymm and Warburton solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I need some quick conveyancing in Lymm and Warburton as I am faced with pressure to exchange contracts within one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?

As you are are a cash purchaser you are at free not to do searches although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Lymm and Warburton the following are instances of issues that can appear and adversely affect market value: Enforcement Notices, Overdue Charges, Outstanding Grants, Unadopted Roads,...

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Lymm and Warburton is the location of the property. Can you offer any opinion?

Flying freeholds in Lymm and Warburton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lymm and Warburton you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lymm and Warburton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I need to find a conveyancing solicitor for leasehold conveyancing in Lymm and Warburton. I happened to stumble upon a site which appears to be the ideal solution If there is a chance to get all this stuff completed via email that would be preferable. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Planning to exchange soon on a basement flat in Lymm and Warburton. Conveyancing lawyers have said that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Lymm and Warburton should include some of the following:

Advice as to the provision in the lease to pay service charges - in relation to the building, and the more general rights a tenant has Your conveyancers should enable you to have an understanding of the building insurance obligations Details of the parties to the lease, e.g. these could be the tennant, superior lessor, freeholder What you can do if an adjoining owner breaches a clause of their lease?

I acquired a split level flat in Lymm and Warburton, conveyancing was carried out November 2009. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Lymm and Warburton with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2097

You have 74 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.