Willappointing a Bramhall conveyancing solicitor make the ownership transfer easier?

Existing third party connections are another important factor to consider when appointing conveyancing lawyers. Bramhall law firms often have long term relationships with financial advisers and Bramhall, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Possessing a sound knowledge of the local area also helps too.

In what way does my ID and proof of funds have anything to do with my conveyancing in Bramhall? Is this really warranted?

Bramhall conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under money laundering regulations to verify the ID of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients are required to supply two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Bank Statement no more than three months).

Confirmation of source of funds is also necessary under the money laundering statutes as solicitors are obliged to check that the monies you are using to purchase a property (be it the exchange deposit or the total purchase amount if you are buying mortgage free) has originated from a reputable source (such as employment savings) as opposed to the product of criminal behaviour.

I have a semi-detached Edwardian property in Bramhall. Conveyancing lawyer represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bramhall and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who conducted the purchase.

I'm buying a new build house in Bramhall with the aid of help to buy. The sellers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my conveyancer about this extras as it will adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What makes a Bramhall lease defective?

Leasehold conveyancing in Bramhall is not unique. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:

A provision to repair to or maintain elements of the premises A provision for the recovery of money spent for the benefit of another party.

You could encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Norwich and Peterborough Building Society, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to withdraw.

I invested in buying a studio flat in Bramhall, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Bramhall with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ends on 21st October 2080

You have 55 years remaining on your lease we estimate the premium for your lease extension to span between £31,400 and £36,200 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.