Do I have to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Congleton so that I can attend their offices if necessary.

Nowadays conveyancing panel lawyers for lenders carry out their communications via the post, e-mail or over the phone. This enables them to undertake the conveyancing transaction no matter where you live in the country. Nevertheless you should see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.

We are getting a further advance on our mortgage from Yorkshire BS as we intend to carry out alterations to our house in Congleton. Are we obliged to select a bricks and mortar Congleton solicitor on the Yorkshire BS conveyancing panel to handle the legals?

Yorkshire BS would not normally instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.

It is unclear whether my lender requires a lease extension. I have called into my local Congleton bank branch on various occasions and was told they are content with the situation and they will lend. My Congleton conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their specific requirements. I simply don't know who is right.

The property lawyer has to follow the Council of Mortgage Lenders’ Handbook section two provisions for your lender. 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I had an offer accepted on a house in Congleton on 22/10/2024, valuation was booked 4 days after, all came back fine. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am looking for a ground for flat up to £305k and identified one round the corner in Congleton I like with open areas and station in the vicinity, however it only has 61 years on the lease. There is not much else in Congleton for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a mortgage that many years will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

What makes your site different to alternative internet conveyancing brokers for conveyancing in Congleton?

At this site secure a conveyancing quote from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Congleton. Unlike many estate agents and brokerage sites we do not charge firms a fee if you instruct them for your property ownership legalities in Congleton

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £300,000 apartment in Congleton in just under a week. The managing agents has quoted £312 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Congleton?

Congleton conveyancing on leasehold flats usually necessitates fees being levied by landlords agents :

Answering pre-exchange enquiries Where consent is required before sale in Congleton Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Congleton leasehold premises is £350. For Congleton conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

I am the registered owner of a 1 bedroom flat in Congleton, conveyancing having been completed in 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Congleton with over 90 years remaining are worth £211,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 2091

You have 67 years remaining on your lease we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.