I am selling my apartment in Manchester. Will the solicitor have to be on the Bank of Ireland conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
There are a variety of conveyancing solicitors in Manchester but how do I know who I should use?
We would encourage you not to base your choice on the cheapest Manchester conveyancing quote. 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 go into the conveyancing with your eyes wide open.
My conveyancer has informed me that restrictive coveneant insurance is needed on my purchase. What is the level of cover for Manchester conveyancing?
The appropriate level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between Halifax and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
Virgin Money have agreed my home loan in principle, my bid on a flat in Manchester has been accepted, now what?
Your estate agent will want to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s panel). Contact Virgin Money or your broker and finalise any outstanding forms. Virgin Money will appoint a valuer who will get in contact with the selling agent or owners to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Virgin Money will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Manchester.
3 months have gone by following my purchase conveyancing in Manchester took place. I have checked the Land Registry site 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 asset 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 Manchester differ for new build properties?
Most buyers of new build residence in Manchester approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because builders in Manchester typically 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 conveyancers 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.
Due to the guidance of my in-laws I had a survey completed on a house in Manchester ahead of instructing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some lenders tend refuse to issue a mortgage on such a property.
It varies from the lender to lender. Santander has different requirements from Halifax. If you call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Manchester. Conveyancing will be smoother if you use a solicitor in Manchester especially if they are accustomed to such properties in Manchester.
How easy is it to change solicitor as I need to retain one who is on the Nationwide Building Society conveyancing panel. I hired a family conveyancing solicitor in Manchester five minutes from me but the firm is not approved by Nationwide Building Society
We will our best to assist in finding you a conveyancing solicitor in Manchester on the Nationwide Building Society panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Manchester. Using the find a conveyancing solicitor tool on this website, you can compare charges for conveyancing solicitors in Manchester and throughout England and Wales.