I was advised today by my mortgage broker that my Burnage solicitor is not on the mortgage company Solicitor panel. How can I be sure that this is correct?
The sensible course of action for you to take is to contact your Burnage conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may recommend you to a Burnage conveyancing firm that is on the approved list of lawyers for your mortgage company.
We were just about to exchange contracts for a semi detached house in Burnage. We encountered a snag. The loan offer with Platform Home Loans Ltd expires on 18/12/2024 but the vendors are suggesting a completion date of 20/12/2024. Is it possible to extend the mortgage offer?
The best person to address this concern is your solicitors who will calculate whether he or she is corresponding with the mortgage company, vendor’s conveyancers, selling agents or conceivably all parties given the circumstances your transaction as of today.
Should our solicitor be raising questions concerning flooding as part of the conveyancing in Burnage.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Burnage. There are those who acquire a house in Burnage, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a number of searches that can be initiated by the buyer or by their conveyancers which will give them a better appreciation of the risks in Burnage. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out whether the property has historically flooded. In the event that the premises has been flooded in past and is not disclosed by the owner, then a purchaser may bring a compensation claim as a result of such an incorrect reply. The purchaser’s solicitors should also conduct an environmental report. This should disclose if there is any known flood risk. If so, more detailed investigations should be made.
Just had an offer accepted on a new build flat in Burnage. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Burnage
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
How difficult is it to swap firm as I need to retain one who is on the TSB conveyancing panel. I had appointed a high street conveyancing solicitor in Burnage five minutes from me but she is not approved by TSB
It would be our pleasure to assist you select a conveyancing solicitor in Burnage on the TSB panel. Please note that the property lawyers that we list do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Burnage. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Burnage.
How much should conveyancing in Burnage cost?
Almost all Burnage conveyancing solicitors will charge a fixed fee. Where further work arise during the transaction your solicitor should advise you in writing of any further charges for any work as soon as it becomes apparent. Some work on a no sale no charge basis, others will charge a fraction of the agreed fee, calculated based on the stage at which the deal does not go ahead.
We would recommend that you ask a few conveyancers to send you a quotation.