As someone unfamiliar with the Trafford conveyancing process what is your top tip you can give me for the legal transfer of property in Trafford
Not many law firms or advisers will tell you this but conveyancing in Trafford or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is plenty of room for conflict between you and other parties involved in the legal transfer of property. For instance, the vendor, estate agent and on occasion the bank. Appointing a lawyer for your conveyancing in Trafford an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to look after your best interests and to keep you safe.
We are witnessing a worrying increase of a "blame" culture- someone has to be blamed for the process being so protracted. You should always trust your solicitor ahead of all other players when it comes to the legal assignment of property.
We had chosen conveyancing lawyers located in Trafford on the Nottingham solicitor panel. They have just billed me an additional amount for dealing with the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. This charge is not dictated by Nottingham but by your Trafford solicitor. Plenty of firms on the Nottingham panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.
I am expecting a OIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Trafford solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Trafford solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I had an offer accepted on a house in Trafford on 10/6/2024, valuation was booked 4 days later, all came back fine. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Are UBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been told that property searches are a common cause of hinderance in Trafford house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of slowing down conveyancing in Trafford.
My wife and I purchased a terraced Georgian house in Trafford. Conveyancing practitioner acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Trafford and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.
I am purchasing a new build house in Trafford benefiting from help to buy. The sellers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not to tell my lawyer about the side-deal as it will affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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 company is looking to take an assignment of a lease of a shop on a shopping parade. Can you recommend lawyers offering fixed charges for non-domestic conveyancing in Trafford for less than 1500k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Trafford, including the sale and purchase of businesses as well as simply premises. Whether you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. Regarding the charges this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or telephone us so that we can provide you with a detailed commercial conveyancing quote.