My partner and I are acquiring a newly built apartment in Salford and my conveyancer is informing me that she is duty bound to the mortgage company to disclose incentives from the developer. I am nearing the developer’s deadline to exchange contracts and I don't want to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Is there a list of Bank of Ireland panel conveyancers in Salford on the Council of Mortgage Lender’s Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings viewable online. Where you are in need of a Salford solicitor on the Bank of Ireland please use our facility.
We have agreed to purchase a house in Salford. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that you are obtaining a mortgage with TSB your lawyer must comply with the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to TSB where a lease does not comply with these provisions. The specifications relate to the installation of panels on properties countrywide and is not isolated to Salford.
Completion of my purchase has taken place for my property in Salford. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
My partner and I are downsizing from our property in Salford and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Salford. We have lived in Salford for three years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with 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 illness)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Salford?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Salford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Salford is where the house is located. Can you shed any light on this issue?
Flying freeholds in Salford are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Salford you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Salford may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My brother is buying a shared ownership flat in Salford. He has received a fee estimate by the conveyancer connected to the selling agents totaling £1275 . It was 7 years ago since I sold and purchased a home and the fee was £450. Have charges really gone up that much?
We would recommend that you e-mail two or three local Salford conveyancing firms requesting prices. You should base your choice not solely on cost, but on promptness and on how comprehensive the reply is.