Please help. My Altrincham conveyancer is informing me me that she is duty bound toapply for Altrincham conveyancing searches asthe firm are on the Nat Westapproved lawyer panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Altrincham conveyancing searches.
I am helping my step-mother sell her house in Altrincham. Does the solicitor order the energy performance certificate or should I organise this?
After the abolition of Home Information Packs, energy performance certificates was left as a mandatory component of selling a property. An energy performance certificate must be commissioned prior to the property being put on the market. This is not a task that lawyers normally organise. Where you are using a Altrincham conveyancing solicitor they may help arrange EPC’s given their contacts with long established Altrincham providers
This question may be naive but I am unseasoned as FTB of a ground floor flat in Altrincham. Do I collect the keys to the house on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Altrincham?
On the day of completion you will not be required to go to the conveyancers office in Altrincham. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
I am selling my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being pedantic. The Altrincham solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
Will our solicitor be raising enquiries concerning flooding during the conveyancing in Altrincham.
Flooding is a growing risk for solicitors dealing with homes in Altrincham. There are those who acquire a property in Altrincham, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a various searches that can be initiated by the purchaser or by their lawyers which will give them a better appreciation of the risks in Altrincham. The conventional set of property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to discover if the premises has historically flooded. If the property has been flooded in past and is not disclosed by the seller, then a buyer could issue a claim for damages stemming from an incorrect reply. The buyer’s solicitors will also conduct an enviro report. This will reveal whether there is a recorded flood risk. If so, further inquiries should be conducted.
Me and my brother purchased a semi-detached Victorian house in Altrincham. Conveyancing lawyer represented me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. Is it worth asking The Mortgage Works to clarify?
You need to review 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 Altrincham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who conducted the conveyancing.
I was advised by numerous estate agents in Altrincham to choose a property lawyer using your seach tool. What’s the financial upside for Estate Agents to recommend your lawyers rather than alternative conveyancing organisations?
We don’t give any commission for pointing buyers and sellers our way. We thought it would be too underhand to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I need to retain a conveyancing solicitor for residential conveyancing in Altrincham. I've chance upon a site which appears to be the ideal answer If it is possible to get all the legals done via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?