Do all mortgage companies provide you with an approved list of Holmes Chapel conveyancing solicitors? How do you know who is on the UBS conveyancing panel?

Holmes Chapel conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.

Just had an offer accepted on a new build flat in Holmes Chapel. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Holmes Chapel

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I have been on the look out for a leasehold apartment up to £195,000 and identified one round the corner in Holmes Chapel I like with a park and railway links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Holmes Chapel in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage that many years may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

What does commercial conveyancing in Holmes Chapel cover?

Commercial conveyancing in Holmes Chapel incorporates a broad range of services, supplied by qualified solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

My partner and I are acquiring a 2 bedroom flat in Holmes Chapel. At the point of instructing our conveyancer, they assured us that they were on all mainstream bank panels. The mortgage broker called yesterday to advise that they are not on the Barclays approved list. Were it to be true, what should we do? Do we just pick a new conveyancing practitioner that is on their approved list or should we pay for separate representation, with Barclays selecting their own preferred property lawyer.

If you are acquiring a property requiring a mortgage it is normal for the purchaser’s lawyers to also represent the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to meet. Some mortgage companies now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should call Barclays and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Barclays's conveyancing panel and you may continue to use your own Holmes Chapel solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.