I can't travel far from Manningtree. Is there a reason why all Manningtree conveyancing practitioners are not on all lender panels?
Before the recession most banks had an attitude to risk which differs from the current day. The FSA in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the solicitors on your panel. As a result, lenders have since requiredmore data from law firms concerning their operations and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of firms have been excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of amount of transactions the lenders required.
I am helping my step-mother sell her flat in Manningtree. Will the solicitor arrange an energy assessment or should I organise this?
After the demise of HIPs, energy assessments was maintained a required part of moving property. An energy assessment should be commissioned prior to the property being marketed. This is not as aspect of the sale process that lawyers normally organise. If you are instructing a Manningtree conveyancing lawyer they might be able to arrange EPC’s given their relationships with reputable local accredited person
We previously instructed conveyancers with offices in Manningtree on the Aldermore solicitor panel. They have just invoiced me a separate fee for the legal aspects of the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancer may levy a fee for this. The charge is not set by Aldermore but by your Manningtree conveyancer. Plenty of firms on the Aldermore panel will quote an ‘acting for lender’ fee and others do not.
The mortgage over my property is with Lloyds for my property in Manningtree. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
You must advise Lloyds in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds 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 Lloyds directly. You need not do this via a Lloyds conveyancing panel solicitor.
Various internet forums that I have come across warn that are a common reason for obstruction in Manningtree house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Manningtree.
My wife and I own a renovated Georgian property in Manningtree. Conveyancing practitioner represented me and HSBC Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for 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 Manningtree 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 buyers. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Manningtree is the location of the property. Is there any advice you can give?
Flying freeholds in Manningtree are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Manningtree you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Manningtree may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How easy is it to change a solicitor as I need to find a Manningtree based one who is on the mortgage company conveyancing panel. How simple is it to change conveyancer?
In the event that you have not formally instructed a conveyancer to start work and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Manningtree that you're considering.