Do the conveyancing practitioners identified via your search tool handle auction conveyancing in Middlewich?

We know of a few auction practitioners we can connect you with those specialising in auction conveyancing. Middlewich is just one of the many areas of where our lawyers have offices.

Can you clarify what the consequences are if my solicitor is removed from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Middlewich?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

My uncle informed me that in purchasing a property in Middlewich there may be various restrictions as to what one can do in terms of external changes to the property. Is this right?

We are aware of a number of properties in Middlewich which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Middlewich should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am selling my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being difficult. The Middlewich solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Planning on purchasing a house in Middlewich. 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 Yorkshire BS 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 Middlewich solicitor is on the Yorkshire BS conveyancing panel.

How does conveyancing in Middlewich differ for new build properties?

Most buyers of new build or newly converted property in Middlewich approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Middlewich typically purchase 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 Middlewich or who has acted in the same development.

I am employed by a busy estate agent office in Middlewich where we have experienced a number of flat sales put at risk due to short leases. I have been given inconsistent advice from local Middlewich conveyancing solicitors. Please can you confirm whether the seller of a flat can commence the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I am the registered owner of a garden flat in Middlewich, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Similar properties in Middlewich with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2101

You have 76 years unexpired the likely cost is going to range between £8,600 and £9,800 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.