Am I correct in assuming that the fact that my solicitor in Greater Manchester is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Greater Manchester conveyancing practice and enquire why they are no longer on the approved list for your lender.
Have just purchased a repossessed house at auction in Greater Manchester. Conveyancing is needed. What happens now?
Now that you are to in every practical sense signed on the dotted line you now have to retain a conveyancing solicitor soon as you are facing a pending deadline in which to complete the property. All auction property should have a bespoke auction pack. This should include evidence of title and search results. If you have purchased leasehold property the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You must pass this on to the conveyancer instructed by you at the earliest opportunity. You also need to ensure that you have funds organised to complete on the date specified in the contract.
I am the sole beneficiary of my late mum's will and I have everything in my name now, including the house in Greater Manchester. The Greater Manchester property was put into my name in March. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the property in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How sensible a view lenders take of it, depend on the lender as this obligation primarily exists to pick up on subsales or the quick reselling of properties.
I recently had an offer agreed on an apartment in Greater Manchester. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £150. Shortly after, the solicitor called me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am looking into buying my first house which is in Greater Manchester and I am already nervous. I couldn't find anything specific about Greater Manchester. Conveyancing will be needed in due course but do you know about the Greater Manchester area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Greater Manchester. In the meantime here are some basic statistics that we found
My husband and I are FTB’s - had an offer accepted, yet the estate agent has warned us that the owners will only go ahead if we use the agent's chosen lawyers as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Greater Manchester
We suspect that the owner is unaware of this ultimatum. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Avoid the agents and go straight to the sellers and make the point that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your own,trusted Greater Manchester conveyancing firm - rather thanthose that will give their estate agent a commission or hit his conveyancing thresholds pre-set by senior management.
Completion is due on the disposal of our £250,000 flat in Greater Manchester in just under a week. The management company has quoted £324 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Greater Manchester?
Greater Manchester conveyancing on leasehold maisonettes usually requires the purchaser’s conveyancer 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 administration fee for answering enquiries 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 summary of rights and obligations in relation to administration fees, without which the charge is not strictly payable. In reality you have little option but to pay whatever is requested of you if you want to exchange contracts with the buyer.
I bought a 1 bedroom flat in Greater Manchester, conveyancing was carried out in 2009. How much will my lease extension cost? Comparable flats in Greater Manchester with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2095
With 69 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
My parents are unable to locate their Greater Manchester property on the HM Land Registry site. They have a vague recollection back in the 70’s when they acquired the property there were complications regarding Greater Manchester not being identified on some systems.
Almost all properties in Greater Manchester should show up. Have you tried a search with just the postcode. Ordinarily it should identify all the houses and flats within the postcode. Assuming the property is recorded it will be there with a title number. Where they bought back in the 70’s it's conceivable it may be unrecorded. The property could still be revealed but with the title number shown 'na'. In this scenario you will need to track down the original title deeds which may be with your parent’s bank.