Is it the case that all Manchester CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?
Some major banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
I am expecting a DIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Manchester solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Manchester solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Having 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 Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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.
About to purchase a new build apartment in Manchester. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Manchester
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one round the corner in Manchester I like with open areas and transport links in the vicinity, however it only has 49 years on the lease. There is not much else in Manchester for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage that many years may be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
My company is looking to take over a lease of an office on a shopping parade. Can you recommend lawyers offering no-sale-no charges for non-domestic conveyancing in Manchester for under £2000?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Manchester, including the sale and purchase of businesses as well as simply property. If you are looking to buy or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. Regarding the fees these will vary based on the structure and heads of terms of the deal. Let us have your details or email so as to enable us to supply you with a detailed commercial conveyancing quote.
Am I better off to choose a Manchester conveyancing practitioner based in the area that I am buying? An old friend can carry out the conveyancing but they are based a couple of hundredmiles drive away.
The primary upside of using a high street Manchester conveyancing firm is that you can visit the firm to sign paperwork, present your identification documents and apply pressure on them if necessary. Having local Manchester know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were impressed that must trump using an unknown Manchester conveyancing lawyer solely due to them being Manchester based.
My wife and I purchased a leasehold flat in Manchester. Conveyancing and Bank of Scotland mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Manchester who acted for me is not around. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Manchester conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a split level flat in Manchester, conveyancing having been completed 6 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Manchester with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 yearly. The lease ceases on 21st October 2082
With just 57 years remaining on your lease the likely cost is going to span between £26,600 and £30,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.