I am progressing with the sale of my flat in Manchester and the estate agent has just text me to say that the buyers are swapping property lawyer. The reason given is that the mortgage company will only engage with solicitors on their approved list. On what basis would a big named mortgage company only work with certain lawyers rather the firm that they want to choose for their conveyancing in Manchester ?
Banks have always had panels of law firms that can act for them, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Mortgage companies blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
We just had an offer accepted to purchase with Norwich and Peterborough Building Society. I dropped in a couple of local solicitors yet am unable to find a Manchester conveyancing firm on the Norwich and Peterborough Building Society panel. Please you help?
Feel free to take advantage of the search tool on this site. Please choose the building society and type Manchester or your location and you will discover numerous conveyancers located in Manchester or by proximity to you.
Are there restrictive covenants that are commonly identified during conveyancing in Manchester?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Manchester. 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…’
Am I right to be suspicious about brokers that I am dealing with are recommending a national conveyancing firm as opposed to a local Manchester conveyancing company?
As is the case with lots of service providers, often referrals from relatives can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and lenders might all put forward lawyers to instruct. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there exists a commercial relationship behind the endorsement. You are at liberty to select your preferred lawyer. You need to be aware that many lenders specify a panel list of law firms you have to use for the lender aspect of your conveyancing.
I need to find a conveyancing solicitor for purchase conveyancing in Manchester. I have discover a web site which appears to be the ideal answer If it is possible to get all the legals completed via phone that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Estate agents have just been given the go-ahead to market my 2 bed flat in Manchester. Conveyancing lawyers have not yet been instructed, however I have just received a yearly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you discharge the maintenance contribution as you normally would given that all rents and maintenance charges will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Manchester Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
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This question is helpful as a) areas could result in problems for the building as the common areas may start to deteriorate if repairs remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to have full disclosure What is the yearly maintenance fee and ground rent? What is the the remaining lease term?