It has come to my attention via my mortgage broker that my Trafford Park solicitor is not on the bank Solicitor panel. What can I do to be certain if this is indeed the case?
The first thing you need to do is to contact your Trafford Park conveyancer. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they may be able to suggest a Trafford Park conveyancing firm that is on the conveyancing panel for your lender.
Can your site be used to locate a Conveyancing solicitor in Trafford Park even where I’m not buying or selling a house, for example where I intend to buy an office in Trafford Park with a mortgage from Coventry Building Society?
Our comparison service is predominantly utilised to help choose domestic conveyancing solicitors in Trafford Park but we have recorded towards the bottom of this page a few Trafford Park commercial conveyancing firms. You will need to make contact with the firm directly to see if they can also act for Coventry Building Society
If you had a top tip for selecting a conveyancing solicitor in Trafford Park what would it be?
It would be unwise to be tempted by the lowest Trafford Park conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
We previously appointed conveyancers locally in Trafford Park on the Bank of Ireland solicitor panel. They are now charging me a supplemental amount for the legal aspects of the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer can levy a fee for this. This fee is not dictated by Bank of Ireland but by your Trafford Park solicitor. Some firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee and others do not.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Trafford Park building society branch on a couple of occasions and was told it wasn't an issue and they would lend. My Trafford Park conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their published requirements. I have no idea who is right.
The property lawyer has to follow the Council of Mortgage Lenders’ Handbook section two specifications for your 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am a sole trader hoping to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering no-move-no fees for non-domestic conveyancing in Trafford Park for below £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Trafford Park, including the disposal and purchase of businesses as well as simply property. If you are intending to acquire or lease a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. As for the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or email so as to enable us to supply you with a detailed commercial conveyancing calculation.
Am I better off to use a Trafford Park conveyancing practitioner who is local to the property I am purchasing? We have a good friend who can execute the legal formalities however they are based 400miles drive away.
The primary upside of using a high street Trafford Park conveyancing firm is that you can visit the firm to sign paperwork, deliver your identification documents and pester them where appropriate. Having local Trafford Park know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were impressed that should outweigh using an unknown Trafford Park conveyancing lawyer just because they are Trafford Park based.
I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it all the more appealing. I have subsequently found out that the title is leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Trafford Park. Conveyancing solicitors have not yet been appointed. Will they explain the issues?
Most houses in Trafford Park are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Trafford Park in which case you should be shopping around for a Trafford Park conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’spermission to carry out alterations. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer should appraise you on the various issues.
I inherited a 2 bed flat in Trafford Park, conveyancing formalities finalised February 2006. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Trafford Park with an extended lease are worth £206,000. The ground rent is £45 yearly. The lease finishes on 21st October 2091
With only 66 years unexpired we estimate the premium for your lease extension to span between £11,400 and £13,200 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.