I am hoping to receive a offer of a home loan from Lloyds. I intend to employ the services of a Licensed Conveyancer in Openshaw. Does the Lloyds Conveyancing panel include conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Me and my partner are purchasing a apartment in Openshaw. It might be a silly question but how we can trust a lawyer? On completion day we will need to send our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Openshaw CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?
Some major banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
is it true that all Openshaw solicitors on the Virgin Money conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be overseen by the SRA. Some banks do list licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
I am close to exchanging contracts on the sale of our property in Openshaw and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Openshaw. We have lived in Openshaw for three years we know of no issue. Do we get in touch with our local Authority to seek confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I am buying a new build house in Openshaw with a mortgage from Lloyds TSB Bank. The sellers refused to move on the price so I negotiated 6k of extras instead. The sale representative told me not to tell my lawyer about this side-deal as it will affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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 ground for flat up to £235,500 and identified one close by in Openshaw I like with a park and station in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Openshaw suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage the shortness of the lease may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
What are your top tips when it comes to appointing a Openshaw conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Openshaw conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Openshaw conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
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If the firm is not ALEP accredited then what is the reason? What are the charges for lease extension work?
Openshaw Leasehold Conveyancing - A selection of Questions you should ask before buying
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How is the lease structured? How many of the leaseholders are in arrears for their maintenance charge payments?