Please help. My Melling solicitor is assuring me that he has toconduct Melling conveyancing searches asthe firm are on the Santandersolicitor panel. Do I not have any options here?

You have limited options available to you. As you are taking a home loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Melling conveyancing searches.

I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a house in Melling? or I am told that there is a law dating back centuries that means some owners of property living in a parish church boundary may be liable to contribute towards repairs to the chancel within the church. Is this a legitimate concern for conveyancing in Melling?

Unless a prior acquisition of the property took place after 12 October 2013 you can take it that solicitors carrying out conveyancing in Melling to continue to propose a a chancel search and or chancel repair liability insurance.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Melling is where the house is located. What do you suggest?

Flying freeholds in Melling are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Melling you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Melling 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 property.

What are the frequently found defects that you encounter in leases for Melling properties?

Leasehold conveyancing in Melling is not unique. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain parts of the building A provision for the recovery of money spent for the benefit of another party.

You could encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Bank of Scotland, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.

I bought a 1 bedroom flat in Melling, conveyancing having been completed January 2005. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Melling with an extended lease are worth £227,000. The ground rent is £50 yearly. The lease ceases on 21st October 2096

With 71 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as legals.

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

I am due to assess estimates for conveyancing in Melling from various conveyancer and appoint one. Am I right to tell them to sit tight until I I have my bid accepted on a apartment.

You should wait to request your conveyancing practitioner to open a file and order searches after the sales memorandum has been issued by the selling agent especially as Melling conveyancing searches are not cheap.