We are purchasing a property in Sandbach. I might seem paranoid but how we can trust a lawyer? On completion day we have to deposit money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Can you help - my lawyer advises that lack of right of way insurance is required on my purchase. What is the level of cover for Sandbach conveyancing?

The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

Completion of my purchase has taken place for my property in Sandbach. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I'm buying my first flat in Sandbach with a loan from Lloyds TSB Bank. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not reveal to my lawyer about this deal as it will adversely affect my loan with Lloyds TSB Bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I have been on the look out for a flat up to £245,000 and found one near me in Sandbach I like with a park and station in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Sandbach suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a home loan the shortness of the lease will likely be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

In relation to leasehold conveyancing in Sandbach what are the most common lease defects?

Leasehold conveyancing in Sandbach is not unique. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. The following missing provisions could result in a defective lease:

A duty to insure the building

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Santander, The Royal Bank of Scotland, and Aldermore all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.

I bought a ground floor flat in Sandbach, conveyancing formalities finalised 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Sandbach with a long lease are worth £185,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2085

With 61 years left to run we estimate the price of your lease extension to span between £19,000 and £22,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

I am purchasing a leasehold flat in Sandbach. Conveyancing estimates are coming in at around £1800. Does that seem right?

The average cost in 2014 for conveyancing in Sandbach was £1,395 not including SDLT and Land Registry charges.