I am not in a position to travel far from Winsford. Is there a reason why all Winsford conveyancers are not on all bank panels?

Banks highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which kicked off a major policy change in the sector. This led to mortgage companies purging a number of firms from their official list of approved conveyancers .

Just bought a detached house in Winsford , how long will it take for the Land Registry to record the transfer to my name? My Winsford conveyancing solicitor has been very slow, so I want to check that my purchase is recorded.

As far as conveyancing in Winsford is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether there are errors and whether the Land registry need to notify any other parties. At present approximately 80% of such applications are completed in less than three weeks but occasionally there can be longer hold-ups. Historically registration takes place once the buyer has moved in to the premises therefore registration formalities is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Winsford is where the house is located. Can you shed any light on this issue?

Flying freeholds in Winsford are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Winsford 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 Winsford may decide 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 premises.

I am attracted to a couple of apartments in Winsford which have approximately forty five years unexpired on the lease term. Will this present a problem?

A lease is a right to use the premises for a prescribed time frame. As the lease shortens the marketability of the lease decreases and results in it becoming more costly to extend the lease. For this reason it is advisable to increase the term of the lease. It is often difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a difficult process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this field.

Leasehold Conveyancing in Winsford - Examples of Queries before Purchasing

Are there any major works on the horizon that will likely increase the maintenance fees? This question is important as a) areas may result in problems for the building as the communal areas may begin to deteriorate where maintenance remain unpaid b) if the tenants have an issue with the managing agents you will need to have full disclosure The prefered form of lease arrangement is where the freehold interest is owned by the leaseholders. In this situation the tenants enjoy being in charge if their destiny and although a managing agent is frequently retained if it is larger than a house conversion, the managing agent is directed by the tenants.

My a dozen years ago. He has been married, divorced and is now remarried. He will be marketing the flat next winter. I believe he will just be need to supply copies of the marriage certificates to the conveyancer but he is worried it will hold up the home move. Is it worth updating the land title details for the property?

You are not required to bring up to date the title for the property providing you have the proof needed to show how the change of name has come about.

The buyer’s property lawyer should examine the land registry information and requisition evidence by way of proof of the change of name e.g. marriage documentation.