My partner and I are looking to acquire a flat in Stockport and have instructed a Stockport conveyancing firm. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Nationwide Building Society have this afternoon contacted us to advise us that they have now hit a problem as our Stockport lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Stockport lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
We just had an offer accepted to purchase with Melton Mowbray Building Society. We have called around locally yet cant to find a Stockport conveyancing firm on the Melton Mowbray Building Society approved list. Please you help?
Please do make the most of the find a lender approved solicitor tool on this page. Please choose the mortgage company and type Stockport or your location and you will discover numerous conveyancers offices in Stockport or nearest you.
The deeds to my property can not be found. The lawyers who dealt with the conveyancing in Stockport 4 years ago are no longer around. What are my options?
As long as you have a registered title the details of your proprietorship will be retained by HMLR with a Title Number. It is easy to perform a search at the Land Registry, find your house and obtain current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Stockport. Conveyancing is necessary evil 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 conveyancing.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Stockport
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Please confirm the Lease plans are surveyor prepared. 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.
My partner has suggested that I use his lawyers for conveyancing in Stockport. Should I use them?
No doubt the ideal way to choose a conveyancing solicitor is to get recommendations from friends or family who have previously instructed the firm you're contemplating using.
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £200,000 apartment in Stockport next Monday. The landlords agents has quoted £360 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Stockport?
Stockport conveyancing on leasehold flats normally involves administration charges invoiced by freeholders :
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Answering pre-exchange questions
Where consent is required before sale in Stockport
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Stockport Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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Generally speaking the outlay for major works tend not to be included within service charges, although there some managing agents in Stockport ask leasehold owners to contribute towards a reserve fund created for the specific purpose of establishing a fund for larger repairs or maintenance. Plenty Stockport leasehold flats will be liable to pay a service charge for maintenance of the building invoiced on behalf of the freeholder. Should you acquire the apartment you will have to meet this amount, usually in instalments accross the year. This could be anything from a few hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent to be met yearly, normally this is not a significant amount, say about £50-£100 but you need to check as on occasion it could be many hundreds of pounds. The answer will be helpful as a) areas could cause problems for the building as the common areas may begin to deteriorate where services remain unpaid b) if the tenants have a dispute with the running of the building you will wish to have all the details