My fiance and I are hoping to purchase a house in Audenshaw and have instructed a Audenshaw conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. TSB have this morning contacted us to inform me that they have now hit a problem as our Audenshaw lawyer is not on their approved list of lawyers. Please explain?
Where you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Audenshaw solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We see that you have a search directory listing solicitors on the Skipton conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Audenshaw?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Audenshaw.
I am aiming to move house in September. Will my conveyancing solicitor update the removal company on the day of completion. As an aside, can you suggest a removal company in Audenshaw. Conveyancing solicitor was chosen prior to coming across this website.
On the day of completion you will need to collect the keys from the property agent but this can only take place once the sellers lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you can advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can assist you in finding a residential property solicitor in Audenshaw or a legal practice with expertise in conveyancing in Audenshaw.
We have agreed to purchase a house in Audenshaw. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
As your lender is RBS your lawyer must comply with the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for RBS. The CML Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to RBS where a lease fails to comply with these requirements. The conditions relate to the installation of panels on properties nationwide and is not limited to Audenshaw.
About to purchase house in Audenshaw. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Audenshaw property lawyer is on the Aldermore conveyancing panel.
Should my solicitor be asking questions about flooding during the conveyancing in Audenshaw.
Flooding is a growing risk for solicitors specialising in conveyancing in Audenshaw. There are those who buy a house in Audenshaw, fully 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 get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Audenshaw. The conventional set of completed inquiry forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to determine whether the property has historically flooded. In the event that flooding has previously occurred which is not notified by the owner, then a purchaser may commence a claim for damages stemming from an incorrect response. A buyer’s conveyancers may also conduct an enviro report. This should disclose whether there is a recorded flood risk. If so, additional investigations should be conducted.
How does conveyancing in Audenshaw differ for new build properties?
Most buyers of new build or newly converted property in Audenshaw come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because builders in Audenshaw typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Audenshaw or who has acted in the same development.
Having had my offer accepted I require leasehold conveyancing in Audenshaw. Before I get started I require certainty as to the unexpired term of the lease.
If the lease is recorded at the land registry - and most are in Audenshaw - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a ground floor flat in Audenshaw, conveyancing was carried out 8 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Audenshaw with over 90 years remaining are worth £186,000. The ground rent is £55 per annum. The lease ceases on 21st October 2078
You have 53 years remaining on your lease we estimate the price of your lease extension to range between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.