Much to our surprise we have been notified by our lender that my Bramhall property lawyer is not on the lender Solicitor panel. How can I be certain that this is indeed the case?
The sensible course of action for you to take is to call your Bramhall lawyer directly. It is reasonable to expect your lawyer to notify 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 bank.
Can I use your services to locate a Conveyancing solicitor in Bramhall even where I’m not buying or selling a house, for instance where I wish to acquire a shop in Bramhall with a mortgage from Britannia?
Our comparison service is primarily used to help choose residential conveyancing solicitors in Bramhall but we have recorded at the end of this page some Bramhall commercial conveyancing firms. You will need to enquire with the company directly to establish if they can also act for Britannia
I am expecting a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Bramhall solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Bramhall solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I recently had an offer accepted on a house in Bramhall. My mortgage broker suggested a solicitor. I paid an advanced payment of £200. A few days later, the solicitor called me embarrassingly acknowledging that they were not on the Bank of Ireland 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 Bank of Ireland 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 was told three weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Bramhall is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am buying my first flat in Bramhall benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The property agent advised me not inform my conveyancer about the side-deal as it could impact my loan with the bank. Is this normal?.
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've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Bramhall is the location of the property. What do you suggest?
Flying freeholds in Bramhall are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bramhall you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bramhall may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am in need of some leasehold conveyancing in Bramhall. Before diving in I would like to find out the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Bramhall - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Bramhall Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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Are there any major works in the planning that will likely add a premium to the maintenance charges? Make sure you investigate if the the lease includes any onerous restrictions in the lease. For example it is very common in Bramhall leases that pets are not permitted in in a block in Bramhall. If you love the propertyin Bramhall yet your dog is not allowed to make the move with you then you will be presented with a difficult decision. You should be aware if it is no more than 80 years it will impact the salability of the apartment. Check with your lender that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this would cost. For most Bramhalllease extensions you will need to own the property for two years in order to be legally able to carry out a lease extension.