My brother-in-law has suggested I instruct a conveyancing solicitor in Manchester. I I would like to check whether they are accepted on the Barclays conveyancing panel. Could you assist?
The first thing you should do is phone the lawyer and enquire if they can act for the bank. Alternatively you should get in touch with Barclays who may be able to confirm.
We have agreed to purchase a house in Manchester. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
As your lender is Clydesdale your lawyer must follow the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease does not satisfy these requirements. The conditions relate to the installation of panels on properties nationwide and is not limited to Manchester.
We expect to receive a AIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Manchester solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Manchester solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
About to purchase maisonette in Manchester. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Manchester conveyancer is on the Barclays conveyancing panel.
Will my conveyancer be asking questions concerning flooding during the conveyancing in Manchester.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Manchester. There are those who acquire a property in Manchester, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a various checks that can be carried out by the buyer or by their conveyancers which should give them a better appreciation of the risks in Manchester. The standard information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to determine whether the property has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a buyer could issue a claim for damages resulting from an misleading response. The purchaser’s solicitors will also commission an environmental report. This will indicate if there is a recorded flood risk. If so, further inquiries will need to be made.
My wife and I have a renovated Victorian house in Manchester. Conveyancing solicitor acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Manchester and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing practitioner who conducted the purchase.
I have been on the look out for a ground for flat up to £245,000 and identified one close by in Manchester I like with a park and transport links nearby, however it only has 52 years on the lease. I can't really find anything else in Manchester in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
How does the Landlord & Tenant Act 1954 affect my business offices in Manchester and how can your lawyers assist?
The 1954 Act provides protection to commercial lessees, giving them the a statutory right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Manchester is one of our hundreds of areas of the UK in which the firms we work with have offices