We are planning to acquire a house and need a conveyancing solicitor in Sandbach who is on the Virgin Money approved panel. Could you point me in the right direction as regards a solicitor?

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

I am close to exchanging contracts on the sale of our house in Sandbach and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Sandbach lawyer would know that there is no such problem. It does beg the question why the buyers used a factory type conveyancing practice rather than a conveyancing solicitor in Sandbach. Having lived in Sandbach for 5 years we know of no issue. Do we contact our local Authority to get confirmation that there is no issue.

It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

How do I use the search facility to find a conveyancing solicitor in Sandbach on the authorised to act for my lender?

Step one is to pick a mortgage company such as Santander, Barnsley Building Society or Nottingham Building Society then specify your preferred area for instance Sandbach. Conveyancing organisations in Sandbach and nationally should be listed.

I am attracted to a couple of flats in Sandbach which have approximately forty five years remaining on the leases. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold flat in Sandbach is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the value of the property. The majority of purchasers and lenders, leases with under 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Sandbach conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I inherited a ground floor flat in Sandbach, conveyancing having been completed April 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? Equivalent flats in Sandbach with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2094

With 68 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

Why do I have to provide my solicitor with numerous items of identification before they can commence with selling or purchasing a property in Sandbach?

Sandbach property lawyers are obliged by the Law Society, Solicitors Regulation Authority, HM Land Registry and current Money Laundering Regulations to record that the have verified the identity of their clients. It will also be a condition of your bank where you are taking a mortgage. In addition they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, NI number and date of birth.