My financial adviser has requested my Trafford lawyer’ panel reference for the Lloyds conveyancing panel. Can you suggest how I discover this. I have tried my local Trafford office but they have not responded to me.
The sensible thing to do is ask for this information from your Trafford conveyancer . Most Trafford conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
My son is buying a newly built flat in Trafford with a home loan from TSB. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Having sold my house in Trafford last March yet the purchaser is texting daily complaining that his conveyancer is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Following your house sale your lawyer should forward the transfer documentation and all of the paperwork to the buyer’s lawyers. If applicable, your solicitor must also confirm that the home loan has been paid off to the buyers lawyers. There is unlikely to be post completion procedures specific conveyancing in Trafford.
Have just purchased a repossessed house at auction in Trafford. Conveyancing is required. What happens now?
Given that you are now exchanged you must retain a conveyancing solicitor as a matter of urgency as you now have a fast approaching deadline in which to complete the purchase. Every auction property will have a corresponding legal pack. This will likely include evidence of title and search results. In the case of leasehold property the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must pass this on to your appointed conveyancing solicitor ASAP. Do make sure that you have funds organised to complete the transaction on the set completion date.
Is it the case that all Trafford CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I have decided to exercise my right to buy my property in Trafford off the council. I have a mortgage agreed with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I moved into my house on 11 June and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Trafford advises it would be formalised inside ten days. Are transfers in Trafford particularly slow to register?
There is nothing unique about conveyancing in Trafford registration formalities. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether there are errors and whether the Land registry have to notify any 3rd parties. As of today approximately 80% of such applications are completed in less than three weeks but some can be subject to extensive hold-ups. Registration is effected after the purchaser is living at the premises therefore an expedited registration is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor could contact the land registry and explain the circumstances.
Much to my surprise my solicitor in Trafford is asking me for ID documents asserting that this forms part of his requirements as a conveyancer on the lender Conveyancing panel. Can this be correct?
Anti-terror and anti-money-laundering rules require Trafford conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements