We note that you have a search directory identifying solicitors on the Skipton conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Manchester?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Manchester.
I am currently in the process of buying my council flat in Manchester. I have a mortgage agreed with Nationwide. 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
Intending to buy a flat in Manchester. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Manchester solicitor is on the Skipton conveyancing panel.
I have instructed a Manchester conveyancing practitioner having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 Manchester 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.
How does conveyancing in Manchester differ for newly converted properties?
Most buyers of new build or newly converted property in Manchester approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Manchester typically buy the land, 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 accustomed to new build conveyancing in Manchester or who has acted in the same development.
Should I go with a Manchester conveyancing lawyer who is local to the property I am purchasing? I have an old university friend who can perform the legal formalities but her office is 200miles drive away.
The benefit of a high street Manchester conveyancing practice is that you can pop in to execute paperwork, present your identification documents and pester them if necessary. They will also have local intelligence which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and the majority were content that should outweigh using an unfamiliar Manchester conveyancing lawyer just because they are Manchester based.
I own a leasehold flat in Manchester. Conveyancing and Barclays mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Manchester who acted for me is not around. What should I do?
The first thing you should do is contact the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Manchester conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a split level flat in Manchester, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Manchester with a long lease are worth £179,000. The ground rent is £65 invoiced annually. The lease expires on 21st October 2082
With just 57 years unexpired we estimate the price of your lease extension to range between £26,600 and £30,800 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
My father-in-law mentioned that when selecting a conveyancing solicitors they need approved by your mortgage company. I am a FTB but I have an AIP via HSBC and I already have a high street conveyancing solicitor in Manchester lined up. Can Virgin Money insist on an approved conveyancer to be instructed? Does a directory of approved conveyancers even exist for my conveyancing in Manchester?
You should choose a solicitor that is on the Virgin Money panel. Just ring your chosen Manchester conveyancing solicitor to check if they are on the Virgin Money panel. If they are not approved you have a couple of choices open to you here:
- Proceed with your preferred Manchester conveyancing practitioner but Virgin Money will undoubtedly appoint a conveyancer on their approved list. This will result in additional cost and probable frustration.
- Appoint a fresh property lawyer to act in the purchase, making sure they are on the Virgin Money conveyancing panel.
- Convince your property lawyer to seek to join the mortgage company panel.