I am not in a position to travel far from Manselton. I would like to know the logic why all Manselton conveyancers are not on all bank panels?
A decade ago most banks demonstrated an attitude to risk which is different than today. The FSA in 2010 carried out a thematic review into property fraud which concluded: know the solicitors on your panel. As a result, lenders have since looked to extract more data from law firms concerning their processes and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of amount of transactions the mortgage companies insisted on.
My uncle advised me that in purchasing a property in Manselton there could be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Manselton which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Manselton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After weeks of negotiation I have agreed a price on a house in Manselton. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £175. A few days later, the solicitor called me sheepishly admitting that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being pedantic. The Manselton solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I own a renovated Edwardian property in Manselton. Conveyancing practitioner acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the matching property. Is it worth asking Nationwide Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Manselton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing lawyer who carried out the work.
Just had an offer accepted on a new build apartment in Manselton. Conveyancing is necessary evil 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.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Manselton
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.
Due to the advice of my in-laws I had a survey completed on a house in Manselton ahead of retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some lenders tend not grant a loan on such a house.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Manselton. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are novice buyers - had an offer accepted, but the selling agent advised that the owners will only go ahead if we appoint their recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor used to conveyancing in Manselton
It is improbable the owners are driving this. If they require ‘a quick sale', alienating a serious buyer is going to damage their objectives. Try to communicate with the owners directly and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Manselton conveyancing solicitors - not the ones that will give the negotiator at the agency a kickback or achieve conveyancing figures demanded by senior management.