We are purchasing a 3 bedroom apartment in Levenshulme with a mortgage. We would like to retain our Levenshulme conveyancer, but the lender advise he's not on their "panel". It seems we have no option but to select one of the mortgage company panel conveyancing practices or keep our Levenshulme solicitor as well as pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Levenshulme conveyancing solicitor to apply to be on the conveyancing panel.
Our god-son is purchasing a newly built flat in Levenshulme with a home loan from Clydesdale. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I own a freehold house in Levenshulme but still pay rent, why is this and what is this?
It is rare for properties in Levenshulme and has limited impact for conveyancing in Levenshulme 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 many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
Is it correct that all Levenshulme CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved firms?
Some major banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
I had a mortgage agreed in principle with UBS. Levenshulme conveyancing practitioners were instructed. How long does it take for UBS to send the offer to the property lawyer?
Some lenders take longer than others. Have UBS done the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Completion of my purchase has taken place for my property in Levenshulme. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
What tools are available to search for a Levenshulme solicitor on the Skipton Building Society conveyancing panel? I am a keen cyclist and am prepared to travel upto 20miles to meet the solicitor.
Feel free to make use of the facility on this page. Please choose the mortgage company and your location and you will see a number of Levenshulme conveyancing lawyers based on proximity. We have detailed some Levenshulme conveyancing firms towards the end of this page and you can contact them to see if they are on the Skipton Building Society member panel
We're FTB’s - agreed a price, but the estate agent informed us that the vendor will only go ahead if we appoint their recommended conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Levenshulme
It is improbable the vendors are driving this. If they require ‘a quick sale', turning down a motivated purchaser is counter productive. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your own,trusted Levenshulme conveyancing solicitors - not the ones that will give the negotiator at the agency a referral fee or achieve conveyancing thresholds pre-set by HQ.