My wife and I are purchasing a apartment in Northwich. I might seem paranoid but how we can trust a conveyancer? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am selling my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being a right pain. The Northwich solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire 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.

Our offer on a property in Northwich has been agreed to, the sellers do however have a dependent purchase. The owners have offered on a flat, however it’s not been accepted yet, and are looking at other apartments booked. I have chosen a nearby conveyancing solicitor in Northwich. What should be my next step? When do I get the mortgage application with Leeds Building Society going?

It is normal to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then valuation, Northwich conveyancing search fees, etc). First, you must check that your conveyancer is on the Leeds Building Society approved list. Concerning the subsequent stages this very much depends on the specifics of your case, attraction to this property and on the state of the market. During a buoyant market the majority of buyers would apply for a home loan with Leeds Building Society and pay for the valuation and only if it was satisfactory would they ask their conveyancer to move forward with the conveyancing in Northwich.

I need some quick conveyancing in Northwich as I am faced with pressure to exchange contracts inside one month. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

As you are are a cash purchaser you are at free not to do searches although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Northwich the following are examples of what can show up and therefore impact market value: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...

I acquired my apartment on 3 February and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Northwich said it will be concluded inside ten days. Are transfers in Northwich uniquely lengthy to register?

As far as conveyancing in Northwich is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry have to notify any other parties. Currently roughly 80% of such applications are fully dealt with in less than three weeks but occasionally there can be extensive delays. Registration takes place after the new owner has moved in to the premises therefore post completion formalities is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.

I am thinking of appointing a conveyancing practitioner in Northwich for my home move. Can I see a firm’s complaints history with the legal regulator?

One may find published Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.

I own a leasehold house in Northwich. Conveyancing and Norwich and Peterborough Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Northwich who previously acted has now retired. What should I do?

The first thing you should do is contact the Land Registry to be sure that this person is in fact the new freeholder. There is no need to incur the fees of a Northwich conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Northwich Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

Its a good idea to find out as much as possible about the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to every day issues like the cleanliness of the common parts. Ask prospective neighbours what they think of them. Finally, be sure you discover the dates that you are obliged pay the maintenance charge to the relevant party and specifically what it includes. The prefered form of lease structure is where the freehold interest is owned by the leaseholders. In this situation the tenants benefit from being in charge if their destiny and notwithstanding that a managing agent is frequently employed if the building is larger than a house conversion, the managing agent is directed by the tenants.