I am need of leasehold conveyancing for a flat in a relatively new development (seven years old) in Salford. Almost all the appartments have already been disposed of. Is it strictly necessary to order neighbourhood searches for my conveyancing in Salford?
You are putting yourself at risk in not carrying out Salford conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in no uncertain terms that your solicitor conducts them. If time pressures and cost are top of your issues you should discuss with your conveyancer about the viability of search insurance
When will exchange of contracts occur in sale conveyancing in Salford and am I required to be at the lawyers office?
Where you are in close proximity to one of the conveyancing solicitors in Salford you are invited in to sign documents. That being said, the firms we work with supply countrywide coverage for conveyancing and give as equally diligent and professional a job for you when dealing with you electronically. The executing of the contract is not the point of no return. A signed contract is just a prerequisite for the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Salford)to be in the office at the appropriate time.
Our lender has recommended a law firm on their panel based in Salford but I would rather use a conveyancing lawyer in Salford local to me. Can you assist?
Far from all Salford conveyancing practitioners are on all banks conveyancing panel. Use the above find an approved solicitor tool to locate a Salford conveyancing firm on the on the mortgage company panel.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Salford is the location of the property. Can you shed any light on this issue?
Flying freeholds in Salford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Salford you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Salford may ascertain 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 premises.
We are 18 days into a leasehold purchase having been recommend to a firm by the selling agent to perform conveyancing in Salford. I am not happy. Can you help me find new solicitors?
They would have to be very poor to suggest changing them. Has the mortgage been generated? If so you need to advise them of the new contact details and have the offer are issued to the new lawyers. The conveyancer should be on the lenders panel to avoid escalating costs and complications. So that should be your starting point. The search tool will help you find a bank approved solicitor for your home move in Salford
My partner and I are acquiring a ground floor flat in Salford. When we first instructed solicitor, they told us that they were on all mainstream bank panels. The mortgage broker called yesterday to advise that they are not on the Aldermore approved list. Were it to be true, what should we do? Do we simply choose a new lawyer that is on their approved list or should we cover the costs for dual representation, with Aldermore appointing their own approved lawyer.
If you are acquiring a property requiring a mortgage it is usual for the purchaser’s solicitors to also represent the mortgage company. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to fulfill. Some mortgage companies now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact Aldermore and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Aldermore's conveyancing panel as you are at liberty to use your preferred Salford lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.