It has taken forever and a day but a mortgage offer from Nationwide for the remortgage of my 4 bedroom garden flat is to be issued by the end of next week. Are you able to suggest a cheap conveyancing solicitor in Manchester?
You have arrived at the wrong place to search for cut-price fees for conveyancing in Manchester. Our goal is to offer cost effective conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers offering the bait of ninety nine pound conveyancing in Manchester. The optimum outcome, in being led by cheap conveyancing, you will get your money’s worth and at worst you will end up being stung for extras and still not receive the service expected.
Having sold my house in Manchester last November but our buyer keeps telephoning daily to say their solicitor needs to hear from myconveyancer. What should my lawyer have done now that I have sold?
Post completion of your sale your lawyer should deliver the transfer documentation and all additional paperwork to the purchaser's solicitors. If applicable, your lawyer should also confirm that the legal charge in favour of the lender has been discharged to the buyers solicitors. There is unlikely to be post completion tasks specific conveyancing in Manchester.
I am purchasing a semi-detached house 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.
Is it the case that all Manchester CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved solicitors?
It is true that some lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML 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 Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Manchester solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Manchester solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I have paid off my mortgage with Santander. I assume I don't need a Manchester property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I’m about to sell my basement apartment in Manchester. Conveyancing lawyers have not yet been instructed, but I have recently had a yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is pay the invoice as usual as all rents and service charges will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I purchased a 1 bedroom flat in Manchester, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Manchester with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2092
With only 67 years left to run we estimate the price of your lease extension to range between £10,500 and £12,000 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. 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 before getting professional advice.
My partner and I have just had a bid accepted on our 1st house in Manchester, and are now looking to get solicitors lined up. We have utilised the different rating tools and the results are from all over the country. Is it critical to have a Manchester conveyancer local to your prospective house? I am content to do all the communicating electronically, but I guess at some stage we may be required to attend the lawyer's office to sign papers?
Usually there is no requirement to attend the office of your conveyancer, they can send any relevant documents to you, which you can sign and return. Many home movers prefer to instruct a locally based solicitor, but it is not a prerequisite for conveyancing in Manchester.