Would the conveyancing solicitors identified via your search tool execute attended exchange conveyancing in Ardwick?

There are a few conveyancing specialists carrying out personalised exchanges. Please call us to obtain a conveyancing quote and details as to dates.

Me and my brother purchased a 4 bedroom Edwardian property in Ardwick. Conveyancing lawyer acted for me and Barclays Direct. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??

You should review 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ardwick and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing lawyer who conducted the purchase.

I'm buying a new build house in Ardwick with a loan from Halifax. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not inform my solicitor about the extras as it will impact my loan with Halifax. Is this normal?.

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.

Due to the encouragement of my in-laws I had a survey completed on a property in Ardwick in advance of retaining solicitors. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some banks tend refuse to give a mortgage on this type of premises.

It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ardwick. Conveyancing may be slightly more expensive based on your lender's requirements.

My nephew is just in the process of moving house, the home loan was agreed last week in principle. After the seller agreed the offer on the flat we rang the mortgage institution to issue the formal offer. We were disappointed to hear that mortgage lenders do not accept all conveyancer, they need to be on their approved list, is this correct?

Mortgage Companies normally restrict either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Ardwick conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.