Having been told to check out your organisation we were about to go ahead with a conveyancing solicitor in Gorton recommended on your site but have come across some other quotes via the web seem less expensive – how come?
There are many firms of conveyancers offering what appear to be very low prices. Our advice is to give due consideration as to how important this transaction is to you that want to take 'cheap' risks over the standard of the conveyancing. Many of them accentuate a budget quote to catch your eye but conceal extra fees in the small print..
Completed the sale of my flat in Gorton last April but my buyer keeps Skype messaging daily complaining that her conveyancer is waiting to hear from mylawyer. What should have happened following completion?
Following your sale your lawyer should forward the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Where appropriate, your solicitor should also confirm that the home loan has been redeemed to the purchasers conveyancers. There is unlikely to be post completion steps peculiar conveyancing in Gorton.
I am purchasing a end of terrace house in Gorton. Our aim is to carry out an extension to the side at the house.Will the conveyancing process include investigations to ascertain if these works are permitted?
Your property lawyer will review the deeds as conveyancing in Gorton can sometimes reveal restrictions in the title deeds which prevent certain alterations or require the permission of another owner. Many additions call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
I currently have a mortgage with Nationwide for my property in Gorton. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval in advance of renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel solicitor.
I am selling my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being pedantic. The Gorton solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Me and my brother purchased a terraced Edwardian house in Gorton. Conveyancing practitioner acted for me and Lloyds TSB Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for 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 Gorton and other areas of 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 lenders. You can also enquire as to the position with your conveyancing solicitor who completed the work.
Is it possible to change firm as I have to find one who is on the HSBC Bank conveyancing panel. I instructed a high street conveyancing solicitor in Gorton five minutes from me but he is not approved by HSBC Bank
We will our best to assist in finding you a conveyancing solicitor in Gorton on the HSBC Bank panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Gorton. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Gorton.
What do I do if I am unhappy with the conveyancing practitioner who did my conveyancing in Gorton?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that occasionally things do go wrong. However there is recourse if you were dissatisfied with your conveyancing in Gorton. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.