I had intended to instruct a conveyancing solicitor in Biddulph for our house purchase. Our financial adviser informed us that our mortgage lenders won't deal with them. Why is this not regarded as unfair competition?

Pre- 2008 most mortgage companies had an appetite for risk which was higher than today. Almost all Biddulph conveyancing firms would have been on most bank panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms regarding their operations and their employees as well as establishing certain criteria such a completing on a minimum number of transactions. Many Biddulph conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Biddulph is amongst the numerous areas where the solicitors showing on our search results are are approved .

How does conveyancing in Biddulph differ for newly converted properties?

Most buyers of new build premises in Biddulph come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Biddulph usually acquire the site, 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 property lawyers 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 used to new build conveyancing in Biddulph or who has acted in the same development.

I decided to have a survey carried out on a property in Biddulph before instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some lenders tend refuse to grant a loan on this type of house.

It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Biddulph. Conveyancing may be slightly more expensive based on your lender's requirements.

I need to instruct a conveyancing solicitor in Biddulph for my home move. Is there any facility to check a solicitor's record with the profession’s regulator?

One may review presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor call for training reasons.

I have recently realised that I have Sixty One years left on my lease in Biddulph. I am keen to extend my lease but my landlord is missing. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have used your best endeavours to find the lessor. On the whole a specialist should be useful to carry out a search and prepare an expert document to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s absence and the application to the County Court covering Biddulph.

Biddulph Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing

It is important to be aware whether window replacement or some other major work is coming up that will be shared by the leaseholders and will dramatically impact the level of the maintenance fees or result in a specific payment. Many Biddulph leasehold properties will incur a service charge for the upkeep of the block invoiced by the landlord. If you acquire the flat you will have to meet this amount, usually quarterly accross the year. This can differ from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent for you to pay yearly, ordinarily this is not a significant figure, say approximately £25-£75 but you should to enquire it because sometimes it could be many hundreds of pounds.