We were about to retain a conveyancing solicitor in Blackley endorsed on your site but have come across alternative fee calculations via the web look cheaper – how come?
You can find many firms of conveyancing organisations advertising at first sight what seems to be extremely cheap conveyancing in Blackley. Our recommendation is to give due consideration about how important this transaction is to you that want to be penny wise pound foolish over the quality of the conveyancing. Some embed extras deep into the terms of business. The law firms that we put forward for conveyancing in Blackley will notdo this.
Can you clarify what the consequences are if my solicitor is suspended from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Blackley?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Last month we had a mortgage agreed in principle with UBS. Blackley conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from UBS?
Some lenders take longer than others. Have UBS conducted the survey? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am purchasing a property in Blackley. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
Given that you are obtaining a mortgage with Leeds Building Society your lawyer must check the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Leeds Building Society where a lease fails to satisfy these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Blackley.
It is unclear whether my lender requires a lease extension. I have called into my local Blackley building society branch on various occasions and was reassured it wasn't a problem and they would lend. My Blackley conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the conveyancing practitioner is on the bank panel, they must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I'm buying a new build house in Blackley with a loan from Santander. The builders refused to budge the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my lawyer about this extras as it could put at risk my loan with Santander. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Due to the guidance of my in-laws I had a survey completed on a property in Blackley in advance of appointing lawyers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some mortgage companies tend refuse to issue a mortgage on such a premises.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Blackley. Conveyancing may be slightly more expensive based on your lender's requirements.
My step-mother purchased her house in Blackley ten years past. She has got married, divorced and is now remarried. She now wants to dispose of the Blackley property. I believe she will simply be need to supply copies of the marriage certificates to the solicitor however she is anxious it will delay the conveyancing. Should she appoint a solicitor to update the land title documents for the house?
The is no need to update the title for the property on the basis that you have the evidence required to show how the change of name occurred.
Any purchaser’s solicitor will check the land registry entries and request evidence to prove the name change e.g. marriage certificates.