I am not well enough to travel far from Cheetham Hill. Is there a reason why all Cheetham Hill conveyancers are not on all lender panels?
Mortgage companies point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in banks and building societies culling a number of firms off their panel of approved solicitors .
I sincerely hope you can help me. My Cheetham Hill solicitor is advising me that he has toapply for Cheetham Hill conveyancing searches asthe firm are on the Lloydsconveyancing panel. Is this really necessary?
You have limited options available to you. As you are obtaining a home loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Cheetham Hill conveyancing searches.
We expect to receive a OIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Cheetham Hill solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Cheetham Hill solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I am selling my house. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being problematic. The Cheetham Hill solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Cheetham Hill solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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. You may wish to consider appointing your own Cheetham Hill surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who handled the conveyancing in Cheetham Hill 4 years ago have long since closed. What are my next steps?
Gone are the days when you need to hold title official documentation to prove you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Cheetham Hill I like with amenity areas and transport links in the vicinity, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Cheetham Hill in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage the remaining unexpired lease term will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
We are in the process of buying a home in Cheetham Hill. Could our property lawyer keep our transaction price private from the likes of Rightmove. How could this be achieved ?
HMLR by statute are required to disclose price sold data on the official title for domestic properties nationwide including premises in Cheetham Hill. The Title Register is an open document, so HM Land Registry would be breaking the law if they did not permit access to the register.
In essence you can make a request of HMLR to hide the amount paid data however the response would be a No.