My mortgage broker has requested my Leigh lawyer’ panel reference for the HSBC conveyancing panel. What is the best way to find this out. I have called my local Leigh branch but they have not responded to me.
Have you tried speaking to your Leigh conveyancer about this?. They maintain a central record lender panel numbers.
There are plenty of conveyancing solicitors in Leigh but how do I know who I should use?
Do not opt for the cheapest Leigh conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Have just purchased a repossessed house at auction in Leigh. Conveyancing is required. What happens now?
Having exchanged you should appoint a conveyancing solicitor soon as you now have a tight deadline in which to complete the transaction. An auction property will ordinarily have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to give this to the lawyer instructed by you ASAP. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.
After shopping around on the internet I have found a Leigh conveyancing practitioner having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Leigh surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Will my solicitor be raising questions about flooding during the conveyancing in Leigh.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Leigh. There are those who buy a property in Leigh, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a various searches that can be initiated by the buyer or by their lawyers which should figure out the risks in Leigh. The conventional set of information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover if the property has ever been flooded. If flooding has previously occurred which is not revealed by the owner, then a purchaser could issue a compensation claim as a result of such an misleading reply. A buyer’s lawyers may also conduct an enviro search. This will higlight if there is a recorded flood risk. If so, further investigations will need to be initiated.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one near me in Leigh I like with amenity areas and transport links nearby, however it only has 61 years unexpired on the lease. There is not much else in Leigh in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
In my capacity as executor for the estate of my father I am disposing of a house in Neath but I am based in Leigh. My solicitor (approximately 250 miles awayrequires that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Leigh who can witness and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Leigh based
My wife and I have AIP from TSB who have advised we could borrow up to £400k. When do we need to appoint a solicitor for conveyancing? Leigh is where we are buying.
It would be wise to instruct a lawyer now requesting that they generate a file for you. This will enable: 1) the estate agent to issue a Sales Memo to the relevant parties 2) the seller’s conveyancing practitioner to send out the draft agreement. That being said, do not instruct your property lawyer to start searches until you receive your valuation report from TSB and you are willing to proceed.