Do the Building Society Association intend to launch a searchable register to list law firms on the Loughborough BS conveyancing panel for example in Trafford Park?
We have not been informed any intention on the part of the BSA to promote such a tool.
Will my conveyancer be making enquiries about flooding during the conveyancing in Trafford Park.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Trafford Park. There are those who buy a house in Trafford Park, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a number of searches that can be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Trafford Park. The conventional set of information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to find out whether the premises has suffered from flooding. If the property has been flooded in past and is not disclosed by the owner, then a buyer could commence a legal claim for losses stemming from an misleading response. The purchaser’s solicitors will also carry out an enviro report. This should disclose if there is any known flood risk. If so, further investigations should be initiated.
I used Stirling Law a few years ago for my conveyancing in Trafford Park. Now, I need the documents but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Park of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We're FTB’s - agreed a price, yet the agent has warned us that the owners will only issue a contract if we use their recommended conveyancers as they want an ‘expedited deal’. We would rather use a high street solicitor who is accustomed to conveyancing in Trafford Park
We suspect that the owner is unaware of this requirement. If they desire ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Avoid the agents and go straight to the owners and make sure they understand (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to use your preferred Trafford Park conveyancing firm - rather thanthe ones that will provide the negotiator at the agency a referral fee or hit his conveyancing targets demanded by HQ.
Do you have any advice for leasehold conveyancing in Trafford Park from the perspective of expediting the sale process?
- Much of the delay in leasehold conveyancing in Trafford Park can be avoided where you instruct lawyers the minute your agents start marketing the property and request that they start to put together the leasehold information needed by the purchasers’ conveyancers. You may think that you are aware of the number of years left on your lease but you should double-check by asking your lawyers. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is under 75 years. It is therefore essential at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. Some Trafford Park leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share document. Arranging a replacement share certificate is often a time consuming formality and delays many a Trafford Park conveyancing deal. Where a reissued share certificate is necessary, do contact the company officers or managing agents (if applicable) for this sooner rather than later. The majority of freeholders or managing agents in Trafford Park charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Trafford Park.
Leasehold Conveyancing in Trafford Park - Sample of Queries before Purchasing
-
Who is in charge of the block? Is there a share of the freehold? The prefered form of lease arrangement is where the freehold interest is owned by the leaseholders. In this situation the tenants benefit from being in charge if their destiny and notwithstanding that a managing agent is often retained where it is larger than a house conversion, the managing agent employed by the leaseholders.
Me and my partner have just had an offer agreed on a property and had an appointment on Wednesday with Leeds Building Society for the mortgage. They advised us that when it comes to selecting a conveyancer that unless they are on their approved list of lawyers then we will be subject to an an additional fee of £250+. This is is due to the fact that they would then have to instruct a property lawyer to act for them as well as the one we choose to act for ourselves and we are liable for their fees. I have asked Leeds Building Society to provide me with a list so I can obtain estimates only from their approved conveyancers but was told that I need to check with each individual lawyer to see if they are on the panel. Is their an easier way of going about this?
You should ask Leeds Building Society what their panel criteria is for a solicitor.Then ask the conveyancer of your choice whether they fit that criteria and have they acted on mortgages for Leeds Building Society in the past. Where the answer to those is yes, then just clarify this with Leeds Building Society. Alternatively please make use of our search facility and we may be able to identify a conveyancing practitioner in Trafford Park on the approved list for Leeds Building Society.