We are hoping to purchase a 1 bedroom apartment in Prestbury with a mortgage. We would like to retain our Prestbury solicitor, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Prestbury as well as pay for one of their panel firms to act for them. This seems very unfair; can we not require that the mortgage company use our Prestbury ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Prestbury conveyancing solicitor to apply to be on the conveyancing panel.

I purchased a freehold house in Prestbury yet charged rent, why is this and what is this?

It’s unusual for properties in Prestbury and has limited impact for conveyancing in Prestbury 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 hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

I am purchasing a 3 bedroom semi in Prestbury. Our aim is to carry out an extension to the side at the house.Will legal investigations on the property involve checks to ascertain if these works are allowed?

Your conveyancer will review the registered title as conveyancing in Prestbury can sometimes identify restrictions in the title documents which restrict certain alterations or need the consent of a 3rd party. Certain additions require local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.

Is there a list of panel conveyancers in Prestbury on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings available on the web. Where you are looking for a Prestbury on the please make the most of our facility.

I have decided to exercise my right to buy my property in Prestbury off the council. I have a mortgage agreed with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

3 months have gone by following my purchase conveyancing in Prestbury took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Prestbury differ for new build properties?

Most buyers of new build property in Prestbury come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Prestbury tend to 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 conveyancing solicitors 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 accustomed to new build conveyancing in Prestbury or who has acted in the same development.