We're in Hulme, First timers purchasing with a mortgage (lender is Santander , and our lawyer is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am the single recipient of my late father’s will with all property in now in my sole name, including the house in Hulme. The Hulme property was put into my name in December. I want to move. I do know about the CML 6 month 'rule', meaning my proprietorship will be regarded the same way as if I'd bought the property in December. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view mortgage companies take of it, depend on the lender as this provision is principally there to pick up on subsales or the wholesaling and assigning of property.
We are getting a further advance on our mortgage from Yorkshire BS as we intend to carry out improvements to our house in Hulme. Are we obliged to choose a nearby Hulme solicitor on the Yorkshire BS conveyancing panel to deal with the legals?
Yorkshire BS would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
My offer was accepted on an apartment in Hulme on 3/12/2020, valuation was booked five days after, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
It has been 3 months since my purchase conveyancing in Hulme took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Hulme is where the house is located. Is there any guidance you can impart?
Flying freeholds in Hulme are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hulme you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hulme may ascertain 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 residence.
My step-father has urged me to use his conveyancers in Hulme. Do I take his advice?
There are no two ways about it the ideal way to find a conveyancing practitioner is to get feedback from friends or family who have used the conveyancer you're contemplating using.
What can I do to establish who owns a property in Hulme?
On the basis that the premises is registered with HM Land Registry, and you have requisite information of the location of the property, you should be able to obtain details from the HM Land Registry of the registered proprietor for a for less than a fiver.