Our Trafford solicitor has spotted a discrepancy when comparing the surveyor’s assumptions in the valuation report and what is in the legal papers for the property. My lawyer says that he must ensure that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance appropriate?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Finally the sale completed on my house in Trafford last December yet the purchaser is SMS messaging me to say their lawyer is waiting to hear from myconveyancer. What are the post completion sale formalities following completion?
Following your house sale your conveyancer is obliged to deliver the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer must also confirm that the legal charge in favour of the lender has been repaid to the purchasers solicitors. There are no post completion requirements specific conveyancing in Trafford.
We are purchasing a end of terrace house in Trafford. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve investigations to ascertain if these works were previously refused?
Your solicitor will review the registered title as conveyancing in Trafford can on occasion identify restrictions in the title documents which prohibit categories of alterations or require the permission of another owner. Certain additions need local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
I can not work out if my bank requires a lease extension. I have called into my local Trafford bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Trafford conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the lawyer is on the lender approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Intending to buy a apartment in Trafford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS 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 Trafford property lawyer is on the RBS conveyancing panel.
My colleague recommended that if I am purchasing in Trafford I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Trafford conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Trafford around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Trafford Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Trafford Education with plans and statistics, Local Amenities and other useful information about Trafford.
I used Wolstenholmes a few years ago for my conveyancing in Trafford. I now require my file however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Trafford of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Just had an offer accepted on a new build flat in Trafford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Trafford
-
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.