I am in the market for a reasonably priced property lawyer. Do I opt for a web based conveyancer or a local Alderley Edge conveyancing lawyer?

Alderley Edge is a special area, where regional knowledge helps. The laid-back lifestyle is great – but not for your conveyancing. The property lawyers that we endorse providing well rounded Alderley Edge knowledge with a positive, hands-onapproach that helps the conveyancing to progress actively engaging with all parties to reduce communication delays. It will certainly help if they enjoy established relationships with mortgage brokers, local authorities, valuers and other Alderley Edge conveyancing firms

I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would much rather use a Alderley Edge based conveyancing firm?

Do check but the chances are that appoint one of their panel conveyancers should you accept the "fee-free" incentive. Speak to the lender to determine if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Alderley Edge.

We are buying a house in Alderley Edge. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to send our life savings into their account. What protection do 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.

Is it the case that all Alderley Edge solicitors on the UBS conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.

It is not clear whether my mortgage offer requires a lease extension. I have called my Alderley Edge bank branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Alderley Edge conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. Who do I believe?

Your solicitor must comply with the CML Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Will my conveyancer be asking questions about flooding as part of the conveyancing in Alderley Edge.

Flooding is a growing risk for conveyancers specialising in conveyancing in Alderley Edge. There are those who buy a house in Alderley Edge, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that may be undertaken by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Alderley Edge. The standard property information forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to determine if the property has historically flooded. If the premises has been flooded in past and is not notified by the vendor, then a purchaser may bring a legal claim for losses as a result of such an misleading response. The buyer’s solicitors should also carry out an enviro report. This will disclose if there is any known flood risk. If so, additional investigations should be carried out.

Two months into buying a house in Alderley Edge. Conveyancing solicitor has told us the title is "Leasehold". Should this impact the salability of the property?

Alderley Edge conveyancing does not normally involve leasehold houses. The key factor here is the remaining lease term and the ground rent. If it's 999 years with a peppercorn rent, it's essentially freehold, so it’s unlikely to impact the marketability too much.

At the other extreme, if it's, say, Sixty years it is bound to have a significant impact on the saleability, and most likely wouldn't be mortgageable. The length of lease and ground rent will be set out in the lease to be supplied to your conveyancer.