My husband and I are approaching an exchange on a house in Manchester and my parents have transferred the exchange deposit to my conveyancer. I am now informed that as the deposit has not arrived from me my property lawyer needs to disclose this to my bank. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I advised the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The conveyancing practitioner is legally required to clarify with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.
I am aiming to move property in November. Will my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Manchester. Conveyancing solicitor was organised prior to coming across your website.
On the afternoon of completion you will need to pick up the keys from the property agent however this can only happen after the vendors conveyancers advise the agent that they have the completion monies and the keys can be given over. You should inform the removal men that you are ready to move in. We are not in a position to suggest a specific removal company but can assist you in finding a residential property solicitor in Manchester or a legal practice with expertise in conveyancing in Manchester.
I have a mortgage with TSB for my property in Manchester. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will allow you to rent 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. You need not do this via a TSB conveyancing panel firm.
I had an offer accepted on a property in Manchester on 1/9/2020, valuation was booked 2 days later, received a clean bill of health. Conveyancer instructed, so all that was missing 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.
Will commercial conveyancing searches disclose planned roadworks that may affect a commercial site in Manchester?
Its becoming the norm that commercial conveyancing solicitors in Manchester will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Manchester. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Manchester.
For every commercial conveyancing transaction in Manchester it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Manchester commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Manchester.
The estate agent has sent us the confirmation of our purchase of a new build flat in Manchester. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Manchester
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Should I choose a Manchester conveyancing solicitor who is local to the property I am hoping to buy? I have an old university friend who can carry out the conveyancing however his firm is located 200kilometers drive away.
The primary upside of using a high street Manchester conveyancing firm is that you can visit the firm to execute documents, present your identification documents and pester them if necessary. They will also have local insight which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were impressed that must trump using an unknown Manchester conveyancing lawyer just because they are local.
I'm selling a house in Manchester. I have found my conveyancer's company on the CLC list, but I can't find my conveyancer's name on the list. Should I be concerned?
Not all staff in the practice must be listed by the regulator. As long there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.