I was notified today by my lender that my Chorlton cum Hardy solicitor is not on the lender Solicitor panel. What can I do to check?
The first thing you need to do is to call your Chorlton cum Hardy conveyancer. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they may be able to suggest a Chorlton cum Hardy conveyancing practice that is on the approved list of lawyers for your lender.
The owners have very brash sellers who has recommended a lock out contract with a non-refundable deposit of 5k. Is it wise to enter into such agreements?
There are two main drawbacks with signing a lock out agreement (occasionally referred to as a no-shop agreement) is that it can distract from moving forward with the conveyancing transaction itself, so in the absence of it needing minimal or no negotiation then it could transpire to be a hindrance. It is not strongly advocated amongst Chorlton cum Hardy conveyancing practitioners for this reason. The other main negative is the extent of the remedies available - an aggrieved buyer is very unlikely to secure injunctive relief to prohibit the seller disposing of the property to an alternative purchaser, so the only remedy available under the contract will be the reimbursement of abortive costs and, in limited situations, the extra payment of damages.
My uncle informed me that in purchasing a property in Chorlton cum Hardy there may be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Chorlton cum Hardy which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Chorlton cum Hardy should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had appointed solicitors with offices in Chorlton cum Hardy on the Clydesdale solicitor panel. They have just billed me a further amount for dealing with the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner may levy a fee for this. The fee is not set by Clydesdale but by your Chorlton cum Hardy solicitor. Some firms on the Clydesdale panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
Santander have agreed my mortgage in principle, my bid on a flat in Chorlton cum Hardy has been agreed to, what happens next?
Your estate agent will need to be informed of your property lawyer's details (ensure that the conveyancing practitioners are on the lender’s panel). Telephone Santander or the broker and complete any appropriate forms. Santander will appoint a valuer who will get in touch with the estate agent or vendor to book an appointment. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. Santander will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Chorlton cum Hardy.
Me and my brother purchased a 4 bedroom Victorian property in Chorlton cum Hardy. Conveyancing practitioner acted for me and Britannia. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Chorlton cum Hardy and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing practitioner who conducted the conveyancing.
About to purchase a new build apartment in Chorlton cum Hardy. Conveyancing is a frightening process 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 conveyancing.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Chorlton cum Hardy
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Chorlton cum Hardy and how can you help?
The particular law that you refer to gives security of tenure to commercial tenants, granting the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Chorlton cum Hardy is one of our numerous areas of the UK in which our lawyers are based