Me and my fiance are purchasing residence in Alderley Edge. My property lawyer has never been on on the mortgage company approved list. Is it possible for me to continue with my Alderley Edge conveyancing solicitor notwithstanding that they are not on the lender approved list?
You have a couple of options open to you here
- Complete the purchase with your preferred Alderley Edge conveyancing practitioner but your bank will need to instruct a lawyer on their approved list. This will result in additional cost together with probable frustration.
- Get a fresh conveyancer to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
- Convince your conveyancer to attempt to join the bank panel
Last month we had a mortgage agreed in principle with Coventry BS. Alderley Edge conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
There is no definitive answer here. Have Coventry BS conducted the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We expect to receive a DIP from Coventry BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Alderley Edge solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Alderley Edge solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I am selling my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being pedantic. The Alderley Edge solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been told that property searches are the primary cause of obstruction in Alderley Edge conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Alderley Edge.
How does conveyancing in Alderley Edge differ for new build properties?
Most buyers of new build residence in Alderley Edge come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Alderley Edge tend to purchase the real estate, 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 conveyancers 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 Alderley Edge or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Alderley Edge and how can you help?
The 1954 Act affords security of tenure to commercial lessees, granting the right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Alderley Edge is one of the numerous locations in which the firms we work with are located
In searching the web for the term on line conveyancing in Alderley Edge it shows results of numerous solicitorslocally. How do I determine which is the suitable solicitor for my move?
The best way of finding a suitable conveyancer is via trusted testimonial, so seek the counsel of friends and those you trust who have bought a property in Alderley Edge or the reputable estate agent or mortgage broker. Fees for conveyancing in Alderley Edge vary, so it's a good idea to obtain a minimum of three quotes from varying types of conveyancers. Dont forget to clarify what costs in the quote includes.