We note that you have a search directory listing solicitors on the Virgin Money conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Tyldesley?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Tyldesley.
My wife and I have recently appointed a conveyancing solicitor in Tyldesley. I I am struggling to find out if they are on the Alliance & Leicester approved list of lawyers. Could you assist?
The first thing to do is call your conveyancer and ask them if they are on the lender panel. Otherwise you can call Alliance & Leicester who may be able to help.
Will my lawyer be making enquiries about flooding during the conveyancing in Tyldesley.
The risk of flooding is if increasing concern for solicitors dealing with homes in Tyldesley. There are those who acquire a house in Tyldesley, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Tyldesley. The conventional set of information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to find out if the property has historically flooded. If the property has been flooded in past and is not revealed by the owner, then a buyer may issue a legal claim for losses as a result of such an misleading reply. A buyer’s conveyancers may also order an enviro search. This should reveal if there is any known flood risk. If so, more detailed investigations will need to be made.
I own a semi-detached Victorian property in Tyldesley. Conveyancing solicitor represented me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tyldesley and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing solicitor who conducted the conveyancing.
I'm purchasing my first flat in Tyldesley with a mortgage from Bank of Ireland. The sellers refused to budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not reveal to my lawyer about the deal as it may put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey completed on a house in Tyldesley prior to instructing lawyers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some mortgage companies may not issue a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Tyldesley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tyldesley to see if the conveyancing costs will increase in light of this.