My wife and I are approaching an exchange on a flat in Bramhall and my parents have transferred the ten percent deposit to my property lawyer. I am now told that as the deposit has not arrived from me my conveyancing practitioner needs to make a notification to my lender. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the lender regarding my parents' contribution when I applied for the home loan, so is it really appropriate for this now to be an issue?
Your solicitor is duty bound to check with the bank to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your bank if you agree, failing which, your lawyer must cease to continue acting.
Can I use your services to locate a Conveyancing solicitor in Bramhall even if I’m not buying or disposing of a house, for example if I intend to acquire a shop in Bramhall with a mortgage from Britannia?
Our search tool is mainly used to help choose residential conveyancing solicitors in Bramhall but we have listed at the bottom of this page a few Bramhall commercial conveyancing firms. You will need to speak with the firm directly to see if they can also act for Britannia
My partner and I have organised the release of further monies on our home loan from TSB as we wish to carry out a loft conversion to our home in Bramhall. Are we obliged to select a nearby Bramhall solicitor on the TSB conveyancing panel to handle the paperwork?
TSB don't usually instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.
I am buying a property in Bramhall. A rare aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Yorkshire BS your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Yorkshire BS where a lease does not meet these specifications. The requirements relate to the installation of panels on properties countrywide and is not isolated to Bramhall.
I am currently in the process of buying my council flat in Bramhall. I have a mortgage agreed with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
Various internet forums that I have come across warn that are the main reason for delay in Bramhall conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Bramhall.
I'm buying my first flat in Bramhall with a mortgage from Alliance & Leicester . The developers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not to tell my conveyancer about the extras as it may jeopardize my loan with the lender. 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.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £150,000 maisonette in Bramhall on Tuesday in a week. The managing agents has quoted £348 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Bramhall?
Bramhall conveyancing on leasehold maisonettes usually necessitates the buyer’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions the majority will be willing to do so. They are at liberty to charge a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some situations it is above £800. The administration charge required by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration fees, otherwise the charge is technically not due. In reality one has little option but to pay whatever is requested of you should you wish to complete the sale of your home.
Bramhall Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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Are any of leasehold owners in arrears of their service charge liability? Where a Bramhall lease has fewer than eighty years it will have adverse implications on the salability of the flat. Check with your mortgage company that they are content with the length of the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and it is worth discovering what this would cost. For most Bramhalllease extensions you would need to own the property for two years before you are eligible to carry out a lease extension. Is there a share of the freehold?