I am planning to move home in April. Will my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you put forward a removal company in Melling. Conveyancing solicitor was found before I stumbled across your page.
On the afternoon of completion you can pick up the house keys from your property agent but this can only happen when the sellers conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can tell the removal men that you are ready to move in. We do not suggest a particular removal organisation but can help you find a residential property solicitor in Melling or a legal practice that specialises in conveyancing in Melling.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being problematic. The Melling solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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 had an offer accepted on an apartment in Melling on 12/12/2025, valuation was booked 4 days later, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am purchasing my first flat in Melling with the aid of help to buy. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my conveyancer about this extras as it will put at risk my mortgage with Bank of Scotland. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Melling I like with a park and transport links in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in Melling for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a mortgage that many years will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
I am selling my property. My past conveyancers have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Melling if that makes things easier.
You should use our search tool to help you find a solicitor for your conveyancing in Melling. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
My husband and I are novice buyers - agreed a price, yet the property agent informed us that the vendor will only go ahead if we instruct the agent's preferred conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor used to conveyancing in Melling
It is improbable the vendors are behind this. Should the owner want ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are motivated buyers (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you are going to appoint your preferred Melling conveyancing lawyers - not the ones that will provide their negotiator at the agency a introducer fee or meet his conveyancing thresholds pre-set by corporate headquarters.
My conveyancers in Melling have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.