It has come to my attention via my financial adviser that my Baguley solicitor is not on the lender Conveyancing panel. What can I do to be certain whether this is indeed the case?
You need to call your Baguley conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
I require conveyancing for an apartment in a fairly new development (6 years old) in Baguley. The vast majority the flats are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Baguley?
You would be putting yourself at risk in not carrying out Baguley conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. Where time pressures and price are top of your concerns you should consider with your conveyancer about the possibility of search insurance
We are selling our apartment in Baguley. Does my conveyancer have to be on the Leeds Building Society conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
My wife and I buying a end of terrace house in Baguley. We would like to carry out an extension to the side at the property.Will legal conveyancing on the property involve enquiries to see if these alterations are allowed?
Your property lawyer should review the deeds as conveyancing in Baguley will occasionally identify restrictions in the title deeds which prevent certain alterations or necessitated the consent of another owner. Certain extensions call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
We have a mortgage agreed in principle with Santander. Baguley conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from Santander?
There is no definitive answer here. Have Santander conducted the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My sealed bid on a house in Baguley has been accepted, but there is a chain. The sellers have put an offer on a flat, but it’s not yet agreed to, and have viewings of other flats booked. I have selected a nearby conveyancing solicitor in Baguley. What should be my next step? When should I get the mortgage application with Virgin Money started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Baguley conveyancing search costs, etc). First, you should ensure that your solicitor is on the Virgin Money approved list. Regarding the subsequent phase this very much depends on the circumstances of your transaction, attraction to the property and on the state of the market. During a rising market the majority of home buyers will apply for the mortgage with Virgin Money and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with searches.
What does commercial conveyancing in Baguley cover?
Commercial conveyancing in Baguley incorporates a broad range of guidance, supplied by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I want to rent out my leasehold apartment in Baguley. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Notwithstanding that your previous Baguley conveyancing solicitor is no longer available you can review your lease to check if you are permitted to let out the apartment. The accepted inference is that if the deeds are silent, subletting is permitted. There may be a precondition that you are obliged to obtain permission via your landlord or some other party in advance of subletting. The net result is you not allowed to sublet in the absence of first obtaining permission. Such consent should not be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
Baguley Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
This information is important as a) areas may result in problems in the block as the communal areas may start to deteriorate if services remain unpaid b) if the tenants have an issue with the managing agents you will wish to have full disclosure How many of the leaseholders are in arrears for their service charge payments? It would be prudent to discover as much as you can concerning the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day matters such as the cleanliness of the common parts. Don't be afraid to ask other people what they think of them. Finally, be sure you understand the dates that the maintenance charges are due to the managing agents and specifically how they are spending that money.