I am considering applying for a RBS mortgage for purchase of a new build (under development) in Mobberley with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?

There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

We had appointed conveyancers based in Mobberley on the Nationwide solicitor panel. They are now charging me an additional amount for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. This fee is not dictated by Nationwide but by your Mobberley property lawyer. Numerous firms on the Nationwide panel will quote an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Mobberley conveyancer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I have decided to exercise my right to buy my property in Mobberley off the council. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

Should our conveyancer be raising enquiries regarding flooding as part of the conveyancing in Mobberley.

Flooding is a growing risk for conveyancers dealing with homes in Mobberley. Plenty of people will purchase a house in Mobberley, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, however there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Mobberley. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to find out whether the property has ever been flooded. In the event that the residence has been flooded in past which is not revealed by the owner, then a purchaser may commence a compensation claim as a result of such an inaccurate reply. A buyer’s lawyers should also commission an environmental report. This should indicate whether there is any known flood risk. If so, additional investigations should be initiated.

How simple is it to switch conveyancer as I need to retain one who is on the Yorkshire Building Society conveyancing list. I had appointed a high street conveyancing solicitor in Mobberley five minutes from me but he is not approved by Yorkshire Building Society

It would be our pleasure to help you select a conveyancing solicitor in Mobberley on the Yorkshire Building Society panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Mobberley. In making use of the find a conveyancing solicitor tool on this website, you can compare fees for conveyancing solicitors in Mobberley and throughout England and Wales.

Can you provide any advice for leasehold conveyancing in Mobberley with the purpose of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Mobberley can be bypassed if you appoint lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the buyers’ lawyers.
Some Mobberley leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying 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 purchasers or their solicitors. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share document. Organising a re-issued share certificate is often a time consuming process and slows down many a Mobberley conveyancing deal. If a duplicate share is needed, do contact the company director and secretary or managing agents (where relevant) for this as soon as possible. If you have carried out any alterations to the residence would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Mobberley leases often stipulate that internal structural changes or laying down wooden flooring calls for a licence from the Landlord consenting to such changes. If you fail to have the consents to hand do not contact the landlord without contacting your solicitor in advance.

Mobberley Leasehold Conveyancing - A selection of Queries Prior to buying

How much is the maintenance charge and ground rent on the flat? Is anyone aware of any major works on the horizon that will increase the maintenance charges? The prefered form of lease arrangement is a share of the freehold. In this scenario the lessees enjoy control and notwithstanding that a managing agent is often retained if the building is bigger than a house conversion, the managing agent is directed by the tenants.