I am obtaining a mortgage with Lloyds. I intend to instruct a Licensed Conveyancer in Wythenshawe. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I purchased a freehold premises in Wythenshawe but nevertheless charged rent, why is this and what is this?
It is rare for properties in Wythenshawe and has limited impact for conveyancing in Wythenshawe but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
We wanted to use a conveyancing solicitor in Wythenshawe for our house move. Our broker informed us that our mortgage company Yorkshire Building Society won't deal with them. Surely this is unfair competition?
A lender will direct that a panel solicitor act for it. You would be expected to meet the cost of this. Please make use of our database to find a solicitor to carry conveyancing in Wythenshawe on the Yorkshire Building Society approved list of solicitors.
Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a two bedroom flat in Wythenshawe. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Wythenshawe?
On the day of completion you will not be required to attend the conveyancers office in Wythenshawe. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you will be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
My husband and I are spending time viewing flats in Wythenshawe and I am about to put in an offer. Is it advisable to have a lawyer on ‘stand by’? I will be getting a home loan with Nottingham.
It would be advisable to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are obtaining a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
I am selling my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being pedantic. The Wythenshawe solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing my first flat in Wythenshawe with a mortgage from Britannia. The sellers would not move on the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not to tell my lawyer about this extras as it may put at risk my mortgage with Britannia. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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 was pointed in your direction by two or three local estate agents in Wythenshawe to choose a solicitor using your seach tool. What’s the financial upside for Estate Agents to recommend your site over a competitor’s?
We refuse to offer any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.