What is the best way to find out if the solicitor handling my conveyancing in Manchester is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Godiva Mortgages Ltd thus spending £175.00 in further legal charges.
Feel free to make use of the find a lender approved solicitor tool on this site. Pick the lender and type ‘Manchester’ or your preferred area and you will see numerous conveyancers based in Manchester or near you.
It is not clear whether my lender requires a lease extension. I have telephoned my Manchester bank branch on a couple of occasions and was told it wasn't an issue and they would lend. My Manchester conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the lawyer is on the lender panel, she or he must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being a right pain. The Manchester solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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 have instructed a Manchester conveyancer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 Manchester 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.
three months have gone by since my purchase conveyancing in Manchester took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. 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 premises 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.
I am purchasing my first flat in Manchester with a loan from The Royal Bank of Scotland. The sellers would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not inform my lawyer about this side-deal as it would adversely affect my mortgage with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Should I be suspicious about 3rd parties that I am dealing with are encouraging me to use an online conveyancing firm rather than a High Street Manchester conveyancing company?
As with lots of service providers, often input from relatives can be very helpful. Yet there are lots of people with a vested interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all suggest conveyancers to use. On occasion the lawyers might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the recommendation. You have the discretion to select your own lawyer. You need to be aware that the majority of lenders specify a panel list of solicitors you must use for the lender related work in your conveyancing.
I am using a search engine for the words cheap conveyancing in Manchester it brings up numerous property lawyerslocally. With so much choice what is the best way to find the right conveyancer for my move?
The best way of seeking the right conveyancer is through a trusted referral, so ask colleagues and those you trust who have acquired a property in Manchester or a local estate agent or financial adviser. Costs for conveyancing in Manchester vary, so it's a good idea to request at least four quotes from different law firms. Be sure to obtain confirmation what costs in the quote includes.