I have just been advised by my estate agent that my Altrincham solicitor is not on the lender Solicitor panel. How can I be certain if this is indeed the case?
The sensible course of action for you to take is to contact your Altrincham conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
Completed the sale of my flat in Altrincham last January yet the purchaser is calling every few hours complaining that their solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
After completion of your disposal your solicitor should send the transfer documentation and all supplemental paperwork to the purchaser's solicitors. Where appropriate, your conveyancer should also evidence that the legal charge in favour of the lender has been discharged to the buyers lawyers. There are no post completion steps unique to conveyancing in Altrincham.
I am looking for a ground for flat up to £235,500 and identified one near me in Altrincham I like with open areas and railway links in the vicinity, however it's only got 49 years on the lease. There is not much else in Altrincham for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
How easy is it to switch conveyancer as I need to retain one who is on the HSBC Bank conveyancing panel. I had appointed a family conveyancing solicitor in Altrincham five minutes from me but she is not accepted by HSBC Bank
It would be our pleasure to help you select a conveyancing solicitor in Altrincham on the HSBC Bank panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Altrincham. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Altrincham.
What advice can you give us when it comes to finding a Altrincham conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Altrincham conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Altrincham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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What volume of lease extensions has the firm conducted in Altrincham in the last twenty four months?
Altrincham Leasehold Conveyancing - Sample of Questions you should ask Prior to buying
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On the whole the outlay for major works tend not to be included within service charges, although a few managing agents in Altrincham require leaseholders to contribute towards a reserve fund and this is used to offset against major works. Best to be warned whether fixing the lift or some other major work is coming up to be shared by the tenants and could well dramatically impact the level of the service charges or require a specific payment. How many years remain on the lease?
My husband and I are buying a garden flat in Altrincham. When we first instructed lawyer, they assured us that they were on all mainstream mortgage company panels. The mortgage broker called today to say that they are not on the Bank of Ireland approved list. Were it to be true, what should we do? Do we just pick a new conveyancer that is on their approved list or should we cover the costs for separate representation, with Bank of Ireland selecting their own preferred conveyancer.
When buying a property with the benefit of a mortgage it is usual for the purchaser’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a solicitor has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to fulfill. Some building societies now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should call Bank of Ireland to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Bank of Ireland's conveyancing panel and you may continue to use your own Altrincham solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the equation.