It is 10 years ago since I purchased my house in Prestwich. Conveyancing lawyers have just been instructed on the sale but I am unable to find the title documents. Is this a major issue?
You need not be too concerned. First the deeds may be retained by the mortgage company or they could be in the possession of the lawyers who acted in your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Prestwich involves registered property but in the rare situation where your property is unregistered it is more problematic but is resolvable.
I am considering applying for a TSB mortgage for purchase of a new build (under development) in Prestwich with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for TSB ?
In theory, you could use a solicitor that is not on the TSB conveyancing panel, but TSB would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Have just purchased a repossessed house at auction in Prestwich. Conveyancing is required. What is next?
Having exchanged you now have to appoint a conveyancing practitioner soon as you now have a fast approaching a fixed date to complete the purchase. Every auction property should have an associated legal pack. This will likely include evidence of title and search results. In the case of leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to give this to the conveyancer working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete on the date specified in the contract.
Is it the case that all Prestwich CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?
Some major lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
My sealed bid on a house in Prestwich has been agreed to, but there is a chain. The owners have put an offer on somewhere, but it’s not yet tied up, and are looking at other properties in the pipeline. I have chosen a local conveyancing solicitor in Prestwich. What should be my next step? When should I get the mortgage application with UBS going?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then survey, Prestwich conveyancing search charges, etc). First, you must ensure that your conveyancer is on the UBS conveyancing panel. As to the next steps this very much dictated by the specifics of your case, desire for this property and on the state of the market. During a hot market many buyers will apply for a home loan with UBS and arrange for the valuation and only if it was satisfactory would they pay their solicitor to move forward with searches.
I need some quick conveyancing in Prestwich as I am faced with an ultimatum to exchange contracts within 2 weeks. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to have searches carried out although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Prestwich the following are instances of what can appear and therefore affect market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
How do I use your search tool to find a conveyancing practitioner in Prestwich on the approved list for my mortgage?
Step one is to select a lender such as Yorkshire Building Society, Norwich and Peterborough Building Society or Aldermore then choose your preferred area for example Prestwich. Conveyancing organisations in Prestwich and further afield will then be shown.
We're FTB’s - agreed a price, but the estate agent informed us that the seller will only move forward if we appoint their chosen conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Prestwich
We suspect that the owner is unaware of this demand. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to instruct your preferred Prestwich conveyancing lawyers - as opposed tothe ones that will earn the negotiator at the agency a kickback or hit his conveyancing figures set by head office.