We are purchasing a 1 bedroom apartment in Pendlebury with a mortgage. We have a Pendlebury conveyancer, however the mortgage company advise he's not on their "panel". It appears that we have no option but to use one of the lender panel solicitors or retain our Pendlebury conveyancing practitioner and pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Pendlebury conveyancing lawyer to apply to be on the conveyancing panel.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Pendlebury. Do I collect the keys to the house on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Pendlebury?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and once they have received this, you should be called to pick up the keys from the property Agents and move into your new home. Usually this happens early afternoon.
Is it the case that all Pendlebury conveyancing solicitors on the Nationwide conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel and in that case the practice would be governed by the CLC.
I have instructed a Pendlebury lawyer having made sure that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pendlebury postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Pendlebury.
2 months have gone by since my purchase conveyancing in Pendlebury concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Pendlebury. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Pendlebury
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one close by in Pendlebury I like with open areas and transport links nearby, however it's only got 51 years on the lease. I can't really find anything else in Pendlebury for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage that many years may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
Is it possible for you to recommend a conveyancing practitioner for conveyancing in Pendlebury (or within 5klm)? This is for lease extension.I had one chosen but just discovered that they can't deal with UBS.
The purpose of this site is restricted to being a directory service for property lawyers who want to be listed as being on the approved conveyancing panel for UBS in certain locations such as Pendlebury . Our intention is not to recommend any particular property lawyer.