Is the fact that my conveyancer in Didsbury is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Didsbury conveyancing practice and ask them why they are no longer on the approved list for your lender.
The Didsbury conveyancing firm handling our Didsbury conveyancing has uncovered an inconsistency between the surveyor’s assumptions in the home valuation survey and what is revealed within the title deeds. My lawyer says that he must ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We see that you have a post code search directory identifying law firms on the Bank of Ireland conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Didsbury?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Didsbury.
I'm in the throws of looking at houses in Didsbury and I am about to put in an offer. Is it best to have my conveyancing practitioner on ‘stand by’? I will be getting a mortgage with Clydesdale.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are obtaining a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
I have a mortgage with TSB for my property in Didsbury. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval prior to renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel lawyer.
I had an offer accepted on a property in Didsbury on 16/10/2023, valuation was booked 3 days after, received a clean bill of health. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when buying a residence in Didsbury?
Unless a prior purchase of the property completed after 12 October 2013 you may expect solicitors conducting conveyancing in Didsbury to remain recommending a chancel search and or insurance against a claim.
I have been on the look out for a flat up to £235,500 and found one round the corner in Didsbury I like with open areas and transport links in the vicinity, however it only has 52 years on the lease. There is not much else in Didsbury for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan the shortness of the lease will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.