Is there a reason why leasehold purchase conveyancing in Manchester costs more?
Manchester leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I am buying a right to buy a flat in Manchester. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Manchester you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Manchester.
I am currently in the process of buying my council flat in Manchester. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
I was told four weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Manchester is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Manchester solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Manchester postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Manchester.
How does conveyancing in Manchester differ for newly converted properties?
Most buyers of new build premises in Manchester approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Manchester tend to buy the site, 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 Manchester or who has acted in the same development.
I have been on the look out for a flat up to £245,000 and found one close by in Manchester I like with amenity areas and transport links nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Manchester suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage that many years will likely be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
My father-in-law mentioned that before selecting a conveyancing lawyer they need approved by your lender. This is my first home move but I have an offer in principle with Birmingham Midhshires and I already have a family conveyancing lawyer in Manchester lined up. Does Birmingham Midhshires require an approved conveyancer to be instructed? If so, where can I find that list for my conveyancing in Manchester?
You need to choose a solicitor that is on the Birmingham Midhshires panel. Just ring your chosen Manchester conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not on the panel you have a number of alternatives available to you here:
- Proceed with your existing Manchester property lawyer but Birmingham Midhshires will undoubtedly appoint a property lawyer from their approved list. This will result in additional cost together with probable frustration.
- Choose a new conveyancer to act in the purchase, ensuring that they are on the Birmingham Midhshires conveyancing panel.
- Convince your property lawyer to do everything within their powers to join the Birmingham Midhshires panel of solicitors.