Our mortgage company has suggested a law firm on their panel based in Cheadle but I would rather use a conveyancing lawyer in Cheadle local to me. Can you help?

The minority of Cheadle conveyancing practices are listed all banks conveyancing panel. Use the above search tool to choose a Cheadle conveyancing solicitor on the on the mortgage company panel.

My bid for a property was accepted at auction in Cheadle. Conveyancing is required. What is next?

Now that you are legally committed yourself to purchase you now have to find a conveyancing lawyer quickly as you are facing a tight deadline in which to complete the deal. All auction property will ordinarily have a bespoke auction set of papers. This will likely include evidence of title and search results. If you have purchased leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must give this to the solicitor instructed by you at the earliest opportunity. You also need to ensure that you have funds organised to complete the transaction on the set completion date.

I had a mortgage agreed in principle with Lloyds. Cheadle conveyancing solicitors were instructed. What is the average time that one could expect to receive a mortgage offer from Lloyds?

There is no definitive answer here. Have Lloyds conducted the survey? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

About to purchase apartment in Cheadle. 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 Clydesdale 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 Cheadle solicitor is on the Clydesdale conveyancing panel.

I have been told that property searches are a common reason for hinderance in Cheadle house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Cheadle.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Cheadle?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Cheadle. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Estate agents have just been given the go-ahead to market my basement flat in Cheadle. Conveyancing lawyers have not yet been instructed, however I have recently had a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is clear the invoice as usual as all rents and service payments will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I own a ground floor flat in Cheadle, conveyancing was carried out December 2000. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Cheadle with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2090

With 65 years unexpired we estimate the premium for your lease extension to range between £13,300 and £15,400 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.