Am I correct in assuming that the fact that my conveyancer in Manchester is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Manchester conveyancing firm and enquire why they are no longer on the approved list for your lender.
How up to date is your search tool for Manchester conveyancing solicitors on the Santander conveyancing panel? Do Santander send you an updated list?
Manchester conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
We are aiming to move house in May. Will my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you recommend a removal company in Manchester. Conveyancing firm was chosen prior to coming across your website.
On the afternoon of completion you will need to collect the house keys from the property agent but this can only happen when the previous owners lawyers advise the agent that they have the completion monies and the keys can be released. After that you can advise the removal men that you are ready to move in. We are not in a position to recommend a particular removal company but can assist you in choosing a conveyancing in Manchester or a lawyer with expertise in conveyancing in Manchester.
I had a mortgage agreed in principle with Aldermore. Manchester conveyancing solicitors have been instructed. How long does it take for Aldermore to send the offer to the conveyancing practitioner?
There is no definitive answer here. Have Aldermore done the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am expecting a AIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Manchester solicitors on the Barclays 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 Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
My husband and I are 14 days into a freehold purchase having been recommend to a firm by the estate agent to do our conveyancing in Manchester. I am am starting to be frustrated with the level of service. Could you you assist me in finding new lawyers?
They would need to be really bad in order to consider changing them. Has your mortgage offer been issued? If so you need to make them aware of the new lawyer and ensure the offer are issued to the new lawyers. The solicitor ideally needs to be on the lenders approved list to avoid added expenses and delays. So that should be your starting point. The find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Manchester
I would like to sublet my leasehold apartment in Manchester. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Some leases for properties in Manchester do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I own a 2 bed flat in Manchester, conveyancing was carried out in 2012. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Manchester with an extended lease are worth £206,000. The ground rent is £45 per annum. The lease runs out on 21st October 2092
With only 66 years unexpired we estimate the premium for your lease extension to range between £11,400 and £13,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Manchester which will be marketed. The bungalow has never been registered at the Land Registry and I'm advised that some purchasers will insist that it is in place before they'll proceed. What's the procedure for this?
In the situation you refer to it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.