Can I use your services to locate a Conveyancing solicitor in Baguley even where I’m not buying or selling a house, for example if I wish to buy an office in Baguley with a mortgage from Leeds Building Society?
Our search tool is predominantly used to get a quote from domestic conveyancing solicitors in Baguley but we have set out towards the end of this page a few Baguley commercial conveyancing firms. You should make contact with the company directly to check if they are also authorised to represent Leeds Building Society
We're in Baguley, First timers buying with a mortgage (lender is Aldermore , and our lawyer is on the Aldermore conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Does a directory service exist listing TSB panel solicitors in Baguley on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association websites. Very few lenders make their panel listings available over the internet. If you are looking for a Baguley lawyer on the TSB please make the most of our tool.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Baguley bank branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Baguley conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend in accordance with their specific requirements. I simply don't know who is right.
Provided that the property lawyer is on the bank approved list, they must comply with the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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.
I recently had an offer accepted on a house in Baguley. My mortgage broker suggested a conveyancer. I paid an upfront payment of £200. Not long after, the conveyancer contacted me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I'm purchasing a new build house in Baguley benefiting from help to buy. The sellers refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my conveyancer about this side-deal as it would impact my loan with Alliance & Leicester . Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I need to instruct a conveyancing solicitor in Baguley for my home move. Can I see a firm’s record with the profession’s regulator?
Members of the public may find documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA could recorded call for training reasons.
I am a negotiator for a reputable estate agent office in Baguley where we have experienced a number of flat sales derailed due to leases having less than 80 years remaining. I have been given inconsistent advice from local Baguley conveyancing firms. Please can you clarify whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Baguley Leasehold Conveyancing - A selection of Queries Prior to buying
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Are any of leasehold owners in arrears of their service charge payments? Plenty Baguley leasehold properties will be liable to pay a service charge for the upkeep of the block set on behalf of the freeholder. Should you acquire the flat you will have to pay this amount, usually periodically throughout the year. This could vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all likelihood there will be a rentcharge for you to pay annual, this is usually not a exorbitant figure, say approximately £50-£100 but you should to enquire it because on occasion it can be surprisingly expensive. Make sure you enquire if there is anything that is prohibited in the lease. For example it is reasonably common in Baguley leases that pets are not allowed in certain buildings in Baguley. If you like the apartmentin Baguley but your dog can’t live with you then you have a very hard determination.