Me and my wife are acquiring a leasehold flat in Middlewich. My property lawyer is not on the bank conveyancing panel. Can I still retain my Middlewich conveyancing solicitor notwithstanding that they are excluded from the lender approved list?

One must have a property lawyer to complete the legal work required if you require a mortgage to buy your property. They will conduct all the necessary investigations on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage documentation is in order. One could instruct a Middlewich lawyer of your choosing. Nevertheless, where the lawyer selected is not a member of the lender approved list further charges will be incurred as separate legal representation will be required by them. Bank panel applications can be submitted, so provided your lawyer has not historically applied for membership they can do so.

If you had a top tip for selecting a conveyancing solicitor in Middlewich what would it be?

Do not opt for the cheapest Middlewich conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am purchasing a property in Middlewich. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?

As your lender is Bank of Ireland your lawyer must follow the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Bank of Ireland where a lease fails to comply with these requirements. The requirements relate to the installation of panels on properties nationwide and is not limited to Middlewich.

I have paid off my mortgage with HSBC. I assume I don't need a Middlewich lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

I am buying a property and the conveyancer has referenced Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this really required for conveyancing in Middlewich

Unless a prior purchase of the premises took place post 12 October 2013 you may take it that lawyers handling conveyancing in Middlewich to continue to suggest a chancel search and or insurance against a claim.

I am buying a new build flat in Middlewich. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Middlewich

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants.

Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Middlewich I like with open areas and station nearby, the downside is that it's only got 52 years on the lease. There is not much else in Middlewich for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a mortgage that many years may be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.