My fiance and I wish to acquire a purpose built apartment in Wythenshawe with a mortgage from Norwich and Peterborough Building Society.We use our Wythenshawe conveyancing practitioner but Norwich and Peterborough Building Society informed us he's not listed on their "panel". It seems we have no choice but to instruct a Norwich and Peterborough Building Society panel solicitor or retain our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The home loan issued to you is subject to its various provisions, one of which will be that lawyers needs to be on the Norwich and Peterborough Building Society approved list. Until recently, most banks had large numbers of solicitors 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
Have just purchased a probate house at auction in Wythenshawe. Conveyancing is necessary. What is next?
Having exchanged you must find a conveyancing practitioner 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 bespoke auction set of papers. This will likely include evidence of title and search results. If you have purchased leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You should pass this on to the solicitor working for you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.
We were going to get a OIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Wythenshawe solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Wythenshawe solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I am currently in the process of buying my council flat in Wythenshawe. I have a mortgage offer with TSB. 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 TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I am buying a new build flat in Wythenshawe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Wythenshawe
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
We're first time buyers - agreed a price, but the selling agent advised that the owners will only go ahead if we appoint their preferred solicitors as they need an ‘expedited deal’. We would rather use a high street solicitor used to conveyancing in Wythenshawe
We suspect that the seller is unaware of this ultimatum. Should the owner desire ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Bypass the agents and go straight to the sellers and make the point that (a)you are serious buyers (b)you are ready to go, with finances arranged © you are chain free (d) you wish to move quickly (e)however you are going to use your own,trusted Wythenshawe conveyancing solicitors - as opposed tothe ones that will earn their estate agent a referral fee or achieve conveyancing thresholds pre-set by head office.
I've found a house that appears to meet my requirements, at a great price which is making it more attractive. I have subsequently been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Wythenshawe. Conveyancing advisers have not yet been instructed. Will they explain the issues?
The majority of houses in Wythenshawe are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Wythenshawe in which case you should be shopping around for a Wythenshawe conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer should advise you fully on all the issues.
I invested in buying a leasehold flat in Wythenshawe, conveyancing was carried out 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Wythenshawe with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2094
With just 69 years unexpired the likely cost is going to range between £9,500 and £11,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you 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 considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
How up-to-date is your search tool for the bank conveyancing panel in Wythenshawe? Do the banks send you an updated list?
Wythenshawe firms and firms conducting conveyancing in Wythenshawe themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the mortgage company directly.