As someone not used to conveyancing in Cheetham Hill what’s your top tip you can impart concerning the ownership transfer in Cheetham Hill

You may not hear this from too many lawyers but conveyancing in Cheetham Hill or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the legal transfer of property. For example, the vendor, selling agent and on occasion a lender. Appointing a lawyer for your conveyancing in Cheetham Hill an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to act in your legal interests and to protect you.

On occasion a third party with a vested interest will attempt to convince you that you should follow their advice. As an example, the estate agent may claim to be helping by claiming that your solicitor is wrong. Or your mortgage broker may tell you to do something that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.

Is it the case that all Cheetham Hill CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?

It is true that some banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

We previously chose conveyancing lawyers with offices in Cheetham Hill on the Barclays solicitor panel. They are now charging me a further amount for handling the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?

As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner may levy a fee for this. This fee is not set by Barclays but by your Cheetham Hill solicitor. Numerous firms on the Barclays panel will levy an ‘acting for lender’ fee but many firms incorporate it on their overall fee.

I was told two weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Cheetham Hill is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Cheetham Hill is where the house is located. Can you shed any light on this issue?

Flying freeholds in Cheetham Hill are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cheetham Hill you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cheetham Hill may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My company is hoping to take over a lease of an office on the high street. Can you recommend conveyancers offering no-move-no fees for commercial conveyancing in Cheetham Hill for less than £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Cheetham Hill, including the sale and acquisition of businesses as well as simply premises. Whether you are looking to purchase or lease a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. As for the fees this will depend on the structure and heads of terms of the proposed transaction. Let us have your contact information or phone so as to enable us to provide you with comprehensive commercial conveyancing calculation.

As co-executor for the estate of my grandfather I am selling a house in Swansea but I am based in Cheetham Hill. My conveyancer (based 200 kilometers from meneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Cheetham Hill to witness this legal document for me?

strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Cheetham Hill based