My husband and I wish to acquire a 3 bedroom flat in Whalley Range with a loan from Bank of Ireland.We use our Whalley Range conveyancing practitioner but Bank of Ireland advised that she’s not listed on their approved list of member firms. We have to appoint a Bank of Ireland panel firm or keep our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The home loan issued to you contains terms and conditions, one of which will be that lawyers will be on the Bank of Ireland conveyancing panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Bank of Ireland
My uncle informed me that in purchasing a property in Whalley Range there could be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
We are aware of anumerous of properties in Whalley Range which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Whalley Range should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am expecting a AIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Whalley Range solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Whalley Range solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I'm spending time viewing apartments in Whalley Range and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Leeds Building Society.
It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are taking out a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.
How does conveyancing in Whalley Range differ for new build properties?
Most buyers of new build premises in Whalley Range approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Whalley Range usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Whalley Range or who has acted in the same development.
I am 3 weeks into a leasehold purchase having been referred to a firm by the local agent to carry out the conveyancing in Whalley Range. I am am extremely dissatisfied with the quality of service. Can you you assist me in finding new lawyers?
They would need to be very poor to suggest replacing them. Has your mortgage been issued? If so you must advise them of the replacement conveyancer and ensure the mortgage documents are re-issued. Your solicitor ideally needs to be on the mortgage company approved list to avoid added expenses and frustration. That should be your first question of the new conveyancers. The find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Whalley Range
I've recently bought a leasehold flat in Whalley Range. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Whalley Range Leasehold Conveyancing - A selection of Queries before Purchasing
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Please inform me if there are any major works anticipated that could increase the service charges? How many years remain on the lease?
My wife and I have recently appointed a conveyancing solicitor in Whalley Range. I need to find out if they are on the lender's conveyancing panel. Can you or the lender confirm if they are on the panel?
One option is to phone the lawyer to check if they are on the bank's approved list. If that does not help call us and we can make some checks for you. If they are not on the lender panel we we can help find a reputable conveyancing solicitor in Whalley Range on the approved list for your lender.