As someone unfamiliar with the Chester conveyancing process what is your top tip you can give me concerning the home moving process in Chester

You may not hear this from too many lawyers but conveyancing in Chester and elsewhere in Cheshire is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of opportunity for friction between you and other parties involved in the transaction. For example, the vendor, selling agent and even potentially the lender. Choosing a lawyer for your conveyancing in Chester should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the legal process whose responsibility is to protect your best interests and to keep you safe.

On occasion a potential adversary may attempt to sway you that you should follow their advice. As an example, the property agent may claim to be helping by claiming that your conveyancer is dragging his heels. Or your mortgage broker may tell you to do take action that is against your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We previously instructed conveyancing lawyers locally in Chester on the Principality solicitor approved list. They are now charging me an additional amount for the legal aspects of the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. This charge is not dictated by Principality but by your Chester solicitor. Numerous firms on the Principality panel will charge an ‘acting for lender’ fee and others do not.

Can I be sure that the Chester conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Chester seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer handling your conveyancing.

Intending to buy a house in Chester. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Chester property lawyer is on the Bank of Ireland conveyancing panel.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Chester?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Chester. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Chester differ for newly converted properties?

Most buyers of new build or newly converted property in Chester contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Chester usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Chester or who has acted in the same development.

Am I better off to appoint a Chester conveyancing solicitor who is local to the property I am purchasing? An old friend can carry out the conveyancing however his firm is located approximately 350kilometers drive away.

The benefit of a high street Chester conveyancing firm is that you can attend the office to sign paperwork, present your ID and apply pressure on them where appropriate. They will also have local insight which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and on the whole were happy that must trump using an unknown Chester conveyancing lawyer solely due to them being based in the area.