I can't travel far from Levenshulme. Is there a reason why all Levenshulme solicitors aren't included on all mortgage company panels?
Even though it may seem unfair for banks to restrict who can act for them, from the public’s or solicitor’s point of view, the the contrary view is that mortgage companies are becoming ever more anxious and consider it necessary to protect them from mortgage fraud. As a consequence of this concern mortgage companies have consolidated their conveyancing panel to a manageable size.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather use a Levenshulme based conveyancing firm?
Do check but the chances are that allocate you one of their panel lawyers where you want the "fee-free" deal. Call the mortgage company and see if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Levenshulme.
We are intent on selling our property in Levenshulme and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Levenshulme. We have lived in Levenshulme for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
2 months have gone by since my purchase conveyancing in Levenshulme concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Levenshulme differ for new build properties?
Most buyers of new build premises in Levenshulme come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because developers in Levenshulme tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Levenshulme or who has acted in the same development.
My wife and I purchased a leasehold flat in Levenshulme. Conveyancing and Bank of Scotland mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Levenshulme who previously acted has long since retired. What should I do?
First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Levenshulme conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Levenshulme Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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Is the freehold owned jointly by the leaseholders? Its a good idea to find out as much as you can concerning the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to practical issues like the cleanliness of the common parts. Enquire of other people what they think of them. On a final note, find out the dates that the maintenance charges are due to the relevant party and precisely how they are spending the funds. For most Levenshulme leaseholds the outlay for major works tend not to be built into the maintenance charges, albeit that a few managing agents in Levenshulme ask tenants to pay into a reserve fund created for the specific purpose of building a fund for larger repairs or maintenance.