Me and my partner are purchasing a 1 bedroom flat in Irlam with a mortgage. We would like to retain our Irlam conveyancer, however the bank says he's not on their "panel". We have to appoint one of the bank panel firms or continue with our Irlam conveyancing practitioner and pay for one of their panel lawyers to act for them. We consider that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Irlam conveyancing solicitor to apply to be on the conveyancing panel.
Having sold my house in Irlam last May yet the purchaser is SMS messaging every few hours complaining that her lawyer needs to hear from mine. What are the post completion sale formalities now that I have sold?
After completion of your sale your lawyer is duty bound to forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also send confirmation that the home loan has been redeemed to the purchasers lawyers. There is unlikely to be post completion tasks peculiar conveyancing in Irlam.
How do I check that the solicitor carrying out my conveyancing in Irlam is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Coventry Building Society thus paying £175.00 in further legal fees.
Please do make the most of the find a lender approved solicitor tool on this page. Please choose the mortgage company and type ‘Irlam’ or your preferred area and you will see numerous solicitors offices in Irlam or by proximity to you.
Are there restrictive covenants that are commonly identified as part of conveyancing in Irlam?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Irlam. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Over the last few months I have been searching for a ground for flat up to £195,000 and found one close by in Irlam I like with a park and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Irlam for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage that many years will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
I was pointed in your direction by numerous estate agents in Irlam to get a quote from a solicitor on your site. What’s the financial advantage for Estate Agents to offer your services ahead of another?
We don’t make any referral fee for directing people our way. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.