I am in the process of selling my apartment in Bramhall and the EA has just e-mailed to advise that the purchasers are appointing a new law firm. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. Why would a big named lender only engage with certain lawyers rather the firm that they want to select for their conveyancing in Bramhall ?
Lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lenders blame a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
Last September we completed a house move in Bramhall. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in Bramhall?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Bramhall. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor fills in a document referred to as a Seller’s Property Information Form. If the information proves to be misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Bramhall.
In looking at moneysavingexpert.com for a recommended solicitor in Bramhall, many advise that I should use a CQS accredited lawyer. Can you explain what CQS is?
Bramhall Conveyancing Quality Scheme solicitors have been granted certification by the law Society CQS was established to promote high standards in the home legal process. CQS enables consumers to recognise solicitor firms who provide a quality residential conveyancing. Bramhall is one of locations in England and Wales in which accredited firms are based. The conveyancing scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
There is lots of information on this site regarding conveyancing in Bramhall but what is your top tip for choosing the right conveyancer in Bramhall
Do not opt for the cheapest Bramhall conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My stepmother informed me that in buying a property in Bramhall there could be a number of restrictions preventing external changes to the property. Is this right?
There are anumerous of properties in Bramhall which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Bramhall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bramhall building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Bramhall conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend based on their published requirements. I simply don't know who is right.
The conveyancer must comply with the CML Handbook section two provisions for your 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am looking for a flat up to £235,500 and found one close by in Bramhall I like with a park and railway links in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Bramhall for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a mortgage the shortness of the lease will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can 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 speak to your conveyancing lawyer about this matter.
I am looking into buying my first house which is in Bramhall and I am already nervous. I couldn't find anything specific about Bramhall. Conveyancing will be needed in due course but do you know about the Bramhall area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Bramhall. In the meantime here are some basic statistics that we found