My lawyer in Saltney has never been on on the Birmingham Midshires Approved Panel. Is it possible for me to use my prefered solicitor even though they are excluded from the Birmingham Midshires panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Saltney solicitors but Birmingham Midshires will need to use a solicitor on their panel. This will result in additional total conveyancing charges and cause delays.
- Find a new practitioner to act in the purchase, obviously checking they are Birmingham Midshires approved.
- Try to convince your Birmingham Midshires solicitor to seek to join the Birmingham Midshires panel
I'm the sole beneficiary of my late grandmother’s estate and I have everything in my name alone, including the house in Saltney. The Saltney property was put into my name in May. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the property in May. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. many lenders would take a practical view as this provision is primarily there to capture the purchase and immediately sell or the flipping of property.
Can I be sure that the Saltney conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Saltney seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your transaction.
The formalities of my purchase has taken place for my property in Saltney. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved 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 who will take matters further.
How does conveyancing in Saltney differ for newly converted properties?
Most buyers of new build property in Saltney approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Saltney typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Saltney or who has acted in the same development.
I have been on the look out for a flat up to £235,500 and found one near me in Saltney I like with amenity areas and transport links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Saltney suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a mortgage the shortness of the lease will be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
I was advised by a couple of local property agents in Saltney to locate a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to market your site over alternative conveyancing organisations?
We refuse to make any financial incentive for directing people in our direction. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Should local authority consent be necessary to convert a house into a couple of appartments in Saltney? This has occurred to a house adjacent to my home in Saltney and was ignorant of it happening until it was done.
Planning Consent yes. Building Reg Approval yes.