My wife and I are approaching an exchange on a house in Ardwick and my mum and dad have transferred the ten percent deposit to my property lawyer. I am now told that as the deposit has not come from me my conveyancer needs to make a notification to my lender. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the bank concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your property lawyer is legally required to check with mortgage company to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ardwick solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 lawyer 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 Ardwick postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Ardwick.
Skipton have agreed my mortgage in principle, my offer on a apartment in Ardwick has been agreed to, what happens next?
Your estate agent will need to be informed of your solicitor's details (be sure the conveyancers are on the bank’s approved list). Telephone Skipton or your broker and finish off any outstanding paperwork. Skipton will instruct a valuer who will get in contact with the selling agent or vendor to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Skipton will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ardwick.
At last I have had an offer on a flat in Ardwick accepted, but there is a chain. The sellers have put an offer on a flat, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have instructed a local conveyancing solicitor in Ardwick. What do I do now? At what stage do I apply for the mortgage with Co-operative?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then valuation, Ardwick conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the Co-operative conveyancing panel. Concerning the subsequent phase this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. In a rising market many purchasers will apply for a home loan with Co-operative and pay for the valuation and only if it comes back ok would they request their conveyancer to move forward with the conveyancing in Ardwick.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Ardwick is the location of the property. What do you suggest?
Flying freeholds in Ardwick are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ardwick you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ardwick may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How easy is it to swap firm as I have to choose a firm on the Yorkshire Building Society conveyancing list. I hired a high street conveyancing solicitor in Ardwick round the corner but he is not approved by Yorkshire Building Society
We will our best to assist in finding you a conveyancing solicitor in Ardwick on the Yorkshire Building Society panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Ardwick. In making use of search facility on this website, you can scrutinise costs for conveyancing solicitors in Ardwick and beyond.
My partner has recommend that I appoint his lawyers for conveyancing in Ardwick. Do I follow his advice?
No doubt it’s preferable to choose a conveyancing practitioner is to seek guidance from friends or family who have previously instructed the conveyancer that you are contemplating using.
My wife and I purchased a leasehold house in Ardwick. Conveyancing and The Mortgage Works mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Ardwick who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to instruct a Ardwick conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Ardwick - Examples of Questions you should ask Prior to buying
Plenty Ardwick leasehold flats will have a service charge for maintenance of the block levied by the management company. Where you acquire the property you will have to meet this amount, usually periodically throughout the year. This may differ from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge to be met annual, ordinarily this is not a exorbitant sum, say about £25-£75 but you need to check as occasionally it could be surprisingly expensive. How is the lease structured? The answer will be useful as a) areas may result in problems for the block as the communal areas may begin to deteriorate if services remain unpaid b) if the leasehold owners have an issue with the running of the building you will want to have all the details