I am purchasing a property for cash in Cheshire. I have lived for the previous 15 years in Cheshire. Conveyancing searches are a lot of money. Given that I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a home loan, then the vast majority of the Cheshire conveyancing searches are optional. Your conveyancer will try and steer you, perhaps strongly, that you should have searches carried out, but he is duty bound to take that path of advice. Do bear in mind; if you are likely to dispose of the house at a future date, it will be of interest to your future buyer what the searches disclose. On occasion premises with day to day issues can still throw up unpredicted search results. A good conveyancing solicitor in Cheshire will be able to give you some helpful advice concerning this.

We are planning to acquire a flat and need a conveyancing solicitor in Cheshire who is on the RBS approved panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Cheshire.

I am helping my step-mother sell her property in Cheshire. Does the conveyancing solicitor order the energy performance certificate or it is for the owner to see to?

Following the demise of Home Packs, energy assessments was left as a mandatory part of selling a property. An energy performance certificate should be to hand in advance of the property being placed on the market. It is not a task that solicitors normally organise. Where you are using a Cheshire conveyancing lawyer they might help arrange energy assessments due to their contacts with reputable Cheshire energy assessors

Completion of my remortgage has taken place for my property in Cheshire. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call 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 very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Cheshire bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Cheshire conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your conveyancing practitioner has to comply with the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

We are purchasing a house and the solicitor has referenced Chancel Repair for which the property could be obligated to pay given it’s proximity to the area of such a church. He has recommended insurance. Is this really appropriate for conveyancing in Cheshire

Unless a previous acquisition of the premises took place after 12 October 2013 you can assume that lawyers carrying out conveyancing in Cheshire to remain encouraging a chancel search and or chancel repair liability policy.

All being well we will complete the disposal of our £175,000 garden flat in Cheshire on Monday in a week. The managing agents has quoted £348 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Cheshire?

Cheshire conveyancing on leasehold maisonettes normally necessitates the buyer’s lawyer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be willing to do so. They may charge a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some cases it exceeds £800. The administration charge levied by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, without which the invoice is not strictly payable. In reality you have no option but to pay whatever is requested of you if you want to sell the property.

I purchased a leasehold flat in Cheshire, conveyancing having been completed in 1997. 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? Comparable properties in Cheshire with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2099

With 74 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.