Me and my fiance are buying a 3 bedroom flat in Rochdale with a mortgage. We like our Rochdale conveyancer, but the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Rochdale conveyancing practitioner as well as pay for one of their panel ones to represent them. We consider that this is inequitable; are we not able to insist that the bank use our Rochdale conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Rochdale conveyancing solicitor to apply to be on the conveyancing panel.
We are looking to buy a house and require a conveyancing solicitor in Rochdale who is on the Principality solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Rochdale.
My wife and I are downsizing from our house in Rochdale and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Rochdale conveyancer would know this is not the case. It does beg the question why the purchasers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Rochdale. Having lived in Rochdale for many years we know that this is a non issue. Should we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I have todayfound out that Stirling Law have closed. They carried out my conveyancing in Rochdale for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Rochdale conveyancing specialists.
Due to the encouragement of my in-laws I had a survey completed on a property in Rochdale in advance of appointing conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some banks tend not issue a loan on this type of property.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Rochdale. Conveyancing will be smoother if you use a solicitor in Rochdale especially if they are accustomed to such properties in Rochdale.
I am hoping to complete next month on a basement flat in Rochdale. Conveyancing lawyers assured me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Rochdale should include some of the following:
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You should receive a copy of the lease if lease provides for a sinking account for major works? Rent payments - what is payable and what the invoice dates are, and be on notice if this will change in the future The unexpired lease term. You should be advised as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?
I acquired a 1 bedroom flat in Rochdale, conveyancing having been completed in 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Rochdale with over 90 years remaining are worth £192,000. The ground rent is £55 per annum. The lease ceases on 21st October 2079
With 54 years remaining on your lease we estimate the premium for your lease extension to be between £32,300 and £37,400 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.