The Bramhall conveyancing firm handling our Bramhall conveyancing has spotted a difference when comparing the surveyor’s assumptions in the home valuation survey and what is in the conveyancing documents. My solicitor informs me that he must check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action appropriate?

Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I purchased a freehold premises in Bramhall but nevertheless pay rent, why is this and what is this?

It is rare for properties in Bramhall and has limited impact for conveyancing in Bramhall but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

I have been told that property searches are the main reason for stalling in Bramhall conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Bramhall.

I'm buying my first flat in Bramhall with a mortgage from Alliance & Leicester . The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not to tell my lawyer about the extras as it may put at risk my mortgage with the lender. 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 am one month into a leasehold purchase having been recommend to solicitors by the estate agent to execute conveyancing in Bramhall. I am am extremely dissatisfied with the quality of service. Can you help me find new lawyers?

They would have to be very poor in order to consider diss instructing them. Has your mortgage been generated? In the event that it has you need to inform them of the replacement lawyer and get the offer are re-issued. The conveyancer needs to be on the mortgage company panel to avoid escalating costs and frustration. That should be your first question of the new conveyancers. The search tool can help you find a bank approved solicitor for your conveyancing in Bramhall