I am acquiring a ground floor flat in Gorton. My Solicitor has never been on on the lender solicitor list. Can I still continue with my Gorton conveyancing solicitor notwithstanding that they are excluded from the lender panel of approved conveyancing solicitors?
Various options include
- Complete the deal with your preferred Gorton conveyancer but your mortgage company will undoubtedly instruct a solicitor on their conveyancing panel. The net result is additional charges and potential interruption.
- Choose a new conveyancing practitioner to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
- Convince your solicitor to do everything within their powers to get listed on the mortgage company conveyancing panel
My husband and I are nearing an exchange on a house in Gorton and my mum and dad have transferred the exchange deposit to my lawyer. I am now informed that as the deposit has not come from me my conveyancer needs to make a notification to my lender. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I disclosed to the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to be an issue?
The property lawyer is legally required to check with the bank to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
My Solicitor in Gorton has never been on on the Chelsea Building Society Solicitor Panel. Is it possible for me to use my family solicitor notwithstanding that they are excluded from the Chelsea Building Society panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your preferred Gorton lawyers but Chelsea Building Society will need to retain a conveyancer on their panel. This will result in additional overall legal fees and result in delays.
- Find an alternative lawyer to act in the conveyancing, not forgetting to check they are Chelsea Building Society approved.
- Try to convince your Chelsea Building Society based solicitor to attempt to join the Chelsea Building Society panel
We are purchasing a flat in Gorton. I might seem paranoid but how we can trust a solicitor? On completion day we have to deposit funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Gorton solicitor practices on the HSBC conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel in which case such firms would be governed by the CLC.
The formalities of my purchase has taken place for my property in Gorton. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have a terraced Georgian property in Gorton. Conveyancing lawyer acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
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 proprietor 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 buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing practitioner who conducted the conveyancing.
We expect to complete the sale of our £225,000 maisonette in Gorton in 10 days. The landlords agents has quoted £408 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Gorton?
Gorton conveyancing on leasehold flats often involves the buyer’s solicitor sending questions for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be willing to assist. They are entitled to invoice a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some situations it is in excess of £800. The management information fee levied by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, otherwise the charge is technically not due. Reality however dictates that one has no option but to pay whatever is requested of you should you wish to sell the property.
Gorton Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying
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Generally speaking the cost for major works tend not to be built into the maintenance charges, albeit that a few managing agents in Gorton require leasehold owners to pay into a sinking fund created for the specific purpose of building a fund for larger works. Are any of leasehold owners in dispute over their service charge liability? It is important to be aware if changing the roof or some other major work is anticipated to be shared by the tenants and will dramatically impact the level of the maintenance costs or necessitate a one off invoice.