We are buying a 1 bedroom flat in Wythenshawe with a mortgage. We have a Wythenshawe solicitor, however the bank says she’s not on their "panel". It appears that we have no option but to select one of the mortgage company panel conveyancing practices or keep our Wythenshawe property lawyer as well as pay for one of their panel lawyers to act for them. This seems very unfair; can we not insist that the mortgage company use our Wythenshawe property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Wythenshawe conveyancing solicitor to apply to be on the conveyancing panel.
We are buying a flat and need a conveyancing solicitor in Wythenshawe who is on the Skipton conveyancing panel. Could you point me in the right direction as regards a 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 Skipton . We don't recommend any particular firms conducting conveyancing in Wythenshawe.
We're in Wythenshawe, FTBs buying with a mortgage (lender is Santander , and our lawyer is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am looking for a leasehold apartment up to £245,000 and found one near me in Wythenshawe I like with amenity areas and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Wythenshawe in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
We are a fortnight into a leasehold purchase having been recommend to conveyancers by the high street agent to handle our conveyancing in Wythenshawe. We are not happy. Can you help me find new lawyers?
They would have to be really poor to suggest diss instructing them. Has the mortgage been issued? If so you need to make them aware of the replacement solicitor and ensure the mortgage documents are re-sent. The conveyancer needs to be on the mortgage company panel to avoid escalating expenses and delays. That should be your starting point. The search tool should assist you in finding a lender approved solicitor for your home move in Wythenshawe
How does one as executor remove a deceased person's name from the title deeds for a house in Wythenshawe?
If a Wythenshawe property is co-owned and one of the proprietors passes away, the name will not automatically be removed from the title deeds. It is not necessary to amend the title as in the event of a disposal your conveyancer would simply need to supply proof why the joint proprietor is missing from the transfer, typically this takes the form of the probate documents.
With the aim of making things simpler in the future you can arrange to have the deceased party removed from the title register by applying to the land registry with evidence of the death. There is no land registry fee payable.