My wife and I are acquiring a new build apartment in Ardwick and my solicitor is advising me that she is duty bound to the mortgage company to disclose incentives from the builder. I am nearing the developer’s deadline to sign contracts and I would rather not prolong deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are buying a house and require a conveyancing solicitor in Ardwick who is on the Leeds Building Society conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Ardwick.
My husband and I are hoping to buy a 2 bedroom flat in Ardwick with a loan from Santander.We would like to retain our Ardwick conveyancing solicitor but Santander informed us his firm is not listed on their "panel". we are left little option but to use a Santander panel solicitor or keep our high street solicitor and pay for a Santander panel lawyer to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The loan offered to you is subject to its terms and conditions, one of which will be that lawyers will be on the Santander approved list. Until recently, most lenders had large numbers of solicitors 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Santander
I purchased a terraced Victorian house in Ardwick. Conveyancing solicitor acted for me and Halifax. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ardwick 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 mortgage companies. You can also enquire as to the position with your conveyancing practitioner who conducted the work.
I'm converting the mortgage on my current property to a buy to let loan with Bank of Scotland and intend to use the remaining equity as a deposit on further property. The neighborhood we are interested in is Ardwick. Will your lawyers be able to act for the two mortgage companies and link together the two deals?
Make use of our comparison tool on this site to be sure that the solicitors are on the appropriate lender panels. On the basis that they are the lawyer will be able to tie up the two conveyancing matters but you should have a chat with you solicitor and make clear your desired outcome and requirements.
I pay a maintenance fee for my ground floor flat in Ardwick. As a result of personal circumstances I fell into arrears with remittance. The managing agents agreed a clearance schedule but there is still two due in arrears.
I am under pressure to dispose of the property and I am panicking this can threaten to derail the sale if I have to settle the amount due now. I'd like to sell up and then discharge the arrears from the proceeds - is this practicable?
The solicitor handing your Ardwick sale will hopefully be able to negotiate with the management company, with a new to seeing if they would accept settlement out of the sale proceeds. This is indicative of why it is advisable to appoint a lawyer in Ardwick as they may well have a strong line of communication with the management company.