I am need of leasehold conveyancing for a flat in a relatively new development (five years old) in Oldham. The vast majority the properties have already been occupied. Do I need carry out the neighbourhood searches as part of conveyancing in Oldham?
If you getting a mortgage, your bank will require some (many) of the searches so you'll have no choice. If not, then Oldham conveyancing searches are for you to decide upon. Your lawyer, will 'advise', perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to another solicitor for your conveyancing in Oldham.
Do the Building Society Association intend to launch a online directory to list law firms on the Loughborough BS conveyancing panel for example in Oldham?
Lexsure has not been advised of any plans on the part of the BSA to promote such a register.
We are getting the release of further monies on our mortgage from Aldermore as we intend to carry out alterations to our property in Oldham. Do we need to select a local Oldham solicitor on the Aldermore conveyancing panel to deal with the paperwork?
Aldermore would not normally require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.
I am expecting a AIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Oldham solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Oldham solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I was told four weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Oldham is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
Me and my brother own a semi-detached Georgian house in Oldham. Conveyancing solicitor represented me and Barclays Direct. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read 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 Oldham and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the conveyancing.
My cousin has encouraged me to appoint his lawyers for conveyancing in Oldham. Do I take his guidance?
Much as we are happy to recommend a Oldham conveyancing lawyer the best way to find a conveyancing practitioner is to have recommendations from friends or relatives who have experience in using the conveyancer that you are considering.
We are about to complete on the purchase a house in Oldham but as a result of wreckage from the recent storms I have negotiated reparation from the current proprietors of £2k in the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process however the bank will not agree to this. Why were they notified?
The conveyancing practitioner listed on a lender conveyancing panel is obliged to inform the lender of any amendments to the sale price. In the event that you did not allow your lawyer to disclose the reduction to your bank then they would have to discontinue representing you and the mortgage company.