What is the first thing I need to know about purchase conveyancing in Salford?
Not many law firms or advisers will tell you this but conveyancing in Salford and elsewhere in Greater Manchester is an adversarial experience. Put another way, when it comes to conveyancing there is lots of room for conflict between you and others involved in the house moving process. For example, the vendor, estate agent and even potentially the lender. Selecting a solicitor for your conveyancing in Salford an important selection as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to act in your best interests and to protect you.
We are witnessing a distinct creep in the "blame" culture- someone must be blamed for the process being so protracted. You your first instinct should be to trust your solicitor above all other parties when it comes to the legal assignment of property.
My mortgage company has recommended solicitors on their panel based in Salford but I would rather instruct a conveyancing lawyer in Salford or nearer to where I live. Are you able to help?
Not all Salford conveyancing practitioners are on all lender’s conveyancing panel. Use our search tool to choose a Salford conveyancing firm on the on the bank panel.
When it comes to mortgage companies such as Nationwide, do Salford conveyancers face an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Is it the case that all Salford solicitor practices on the Nottingham conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be governed by the SRA. The majority of lenders do list licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being a right pain. The Salford solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing a new build house in Salford with the aid of help to buy. The sellers refused to move on the price so I negotiated 6k of additionals instead. The estate agent suggested that I not inform my conveyancer about the side-deal as it may affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My husband and I are a fortnight into a freehold purchase having been recommend to solicitors by the selling agent to perform conveyancing in Salford. We are not happy. Could you help me find new solicitors?
A conveyancer would have to be really bad to suggest replacing them. Has your mortgage been issued? In the event that it has you will need to make them aware of the new solicitor and have the loan are re-sent. Your solicitor ideally should be on the lenders approved list to avoid supplemental expenses and delays. So that should be your first question of the new lawyers. Our search tool should help you find a lender approved conveyancer for your home move in Salford
Last January I purchased a leasehold property in Salford. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Salford Leasehold Conveyancing - A selection of Queries Prior to Purchasing
How much is the ground rent and service charge? What is the length of the lease?