We are soon to complete on the purchase of a property in Stretford but as a consequence of wreckage from some water damage at the property I have managed to agree recompense from the seller of three thousand pounds in the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process however Coventry BS are not allowing this. Should they have been notified?
Any conveyancer being on a Coventry BS approved list is duty bound to advise Coventry BS of any amendments to the sale price. If you were to refuse your conveyancing practitioner to notify the price change to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new conveyancer for your conveyancing in Stretford.
We previously appointed conveyancing lawyers located in Stretford on the Clydesdale solicitor panel. They have just billed me an additional amount for dealing with the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer may charge a fee for this. This fee is not dictated by Clydesdale but by your Stretford conveyancer. Some firms on the Clydesdale panel will levy ’dealing with mortgage’ fee and others do not.
We have agreed to purchase a house in Stretford. One unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Virgin Money your lawyer must follow the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to Virgin Money where a lease does not satisfy these specifications. The specifications relate to the installation of panels on properties countrywide and is not isolated to Stretford.
It is unclear whether my mortgage offer requires a lease extension. I have called my Stretford bank branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Stretford conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their specific requirements. I have no idea who is right.
As long as the conveyancing practitioner is on the mortgage company approved list, they must follow the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a residence in Stretford? or Apparently there is a law dating back centuries that could mean that homeowners living in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this suitable for conveyancing in Stretford?
Unless a prior purchase of the house completed after 12 October 2013 you could expect conveyancing practitioners carrying out conveyancing in Stretford to continue to suggest a chancel search and or insurance against a claim.
The estate agent has sent us the confirmation of our purchase of a new build flat in Stretford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Stretford
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Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Stretford is the location of the property. Can you offer any opinion?
Flying freeholds in Stretford are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stretford you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stretford may decide 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 premises.
I see that you have a post code search directory listing solicitors on the mortgage company conveyancing panel. Do Stretford conveyancing firms pay you a referral fee if I appoint them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Stretford.