Are the Altrincham conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?
Altrincham conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
I am purchasing a property in Altrincham. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
Given that your lender is Nationwide your lawyer must comply with the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook contains minimum provisions for solar panel roof-space leases, and lawyers are required to report to Nationwide where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not isolated to Altrincham.
Completion of my purchase has taken place for my property in Altrincham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel 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.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Altrincham solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Altrincham postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Altrincham.
I have been told that property searches are a common cause of obstruction in Altrincham conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Altrincham.
I have been advised by two or three local selling agents in Altrincham to get a quote from a solicitor using your seach tool. Is there a financial incentive for Estate Agents to promote your site over a competitor’s?
We don’t give any commission for sending work our way. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Can you offer any advice when it comes to choosing a Altrincham conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Altrincham conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Altrincham conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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If the firm is not ALEP accredited then what is the reason? What are the legal fees for lease extension conveyancing?
Altrincham Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
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The prefered form of lease arrangement is a share of the freehold. In this arrangement the tenants enjoy control and notwithstanding that a managing agent is often retained if it is bigger than a house conversion, the managing agent is directed by the tenants. Is there a share of the freehold?
I am short of a 10% deposit on my apartment purchase in Altrincham , but I still want to proceed. What can I do?
One option is to try and agree a smaller deposit. Most sellers will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute