We're in Timperley, First timers purchasing with a mortgage (lender is Principality , and our lawyer is on the Principality conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We had selected conveyancing lawyers with offices in Timperley on the Principality solicitor panel. They have just billed me a separate sum for dealing with the Principality mortgage. Is this a supplemental conveyancing fee specified by Principality?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. This fee is not dictated by Principality but by your Timperley conveyancing practitioner. Some firms on the Principality panel will levy ’dealing with mortgage’ fee and others do not.
I am selling my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being difficult. The Timperley solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase apartment in Timperley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Timperley solicitor is on the Principality conveyancing panel.
Are there restrictive covenants that are commonly identified as part of conveyancing in Timperley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Timperley. 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…’
I have been recommended by numerous selling agents in Timperley to select a property lawyer on your site. Is there a financial incentive for Estate Agents to offer your lawyers rather than alternative conveyancing organisations?
We don’t give any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
My husband and I are a couple of weeks into a leasehold purchase having been directed to solicitors by the selling agent to carry out the conveyancing in Timperley. I am am extremely frustrated with the level of service. Could you you assist me in finding new solicitors?
A solicitor would have to be really bad in order to consider replacing them. Has your loan offer been issued? If so you need to make them aware of the new contact details and ensure the loan are re-sent. Your new conveyancer needs to be on the lenders panel to avoid escalating costs and delays. So that should be your starting point. Our find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in Timperley
Last July I purchased a leasehold flat in Timperley. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Timperley Leasehold Conveyancing - Examples of Questions you should ask before Purchasing
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Is the freehold owned collectively by the tenants? It is important to be aware whether redecorating or some other major work is due shortly that will be shared amongst the leasehold owners and may well dramatically increase the the service charges or require a one off invoice. The answer will be useful as a) areas could cause problems in the building as the common areas may begin to deteriorate where repairs are not paid for b) if the tenants have an issue with the running of the building you will want to know about it