My husband and I are intent on buying residence in Ardwick. My Conveyancer is not on the mortgage company conveyancing panel. Is it possible for me to retain my Ardwick conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?
One will need to appoint a solicitor to complete the legal work required when you take out a mortgage to purchase your home. They will conduct all the appropriate investigations on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage paperwork is in place. One may instruct a Ardwick lawyer of your choice. Nevertheless, if the conveyancer appointed is not on the bank approved list additional charges will be incurred as separate legal representation will be need by the lender. Conveyancing panel applications may be submitted, so where your solicitor has not in the past sought membership they should take the chance to apply.
We are a couple about to exchange contracts for a semi detached house in Ardwick. We have hit a stumbling block. The loan offer with TSB runs out on 9/7/2021 but the vendors are suggesting a completion date of 13/7/2021. Is it possible to extend the loan offer?
The best person to deal with your issue is your solicitors who is in a position to determine if he or she is corresponding with the bank, seller’s representatives, estate agents or possibly all three given the circumstances your house move as of today.
I am the registered owner of a freehold house in Ardwick but still charged rent, why is this and what is this?
It is rare for properties in Ardwick and has limited impact for conveyancing in Ardwick 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 establishment of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Ardwick. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 9/5/2021, the requirements read as follows :
I am currently in the process of buying my council flat in Ardwick. I have a mortgage agreed with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being difficult. The Ardwick solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
Coventry BS have agreed my home loan in principle, my offer on a house in Ardwick has been agreed to, now what?
Your property agent will want to be advised as to your property lawyer's details (ensure that the solicitors are on the bank’s panel). Contact Coventry BS or your financial adviser and finish off any outstanding forms. Coventry BS will appoint a valuer who will get in contact with the selling agent or owners to arrange a time for the valuation to happen. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Coventry BS will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ardwick.
I see that you have a post code search directory listing solicitors on the mortgage company conveyancing panel. Do Ardwick conveyancing companies pay you a commission if I retain them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Ardwick.