My wife and I are intent on acquiring residence in Altrincham. My Solicitor is not listed on the lender conveyancing list. Am I still permitted to continue with my Altrincham conveyancing solicitor even though they are not on the bank list of approved lawyers?
Your options include
- Complete the purchase with your preferred Altrincham solicitor but your lender will need to retain a solicitor from their approved list. This will result in additional cost together with potential interruption.
- Appoint a new lawyer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your property lawyer to pull out all the stops to join the lender’s panel of solicitors
Are all Altrincham Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved practices?
A selection of banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Altrincham property lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Altrincham. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I used Arc property Solicitors a few years past for my conveyancing in Altrincham. I now require my file however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Altrincham of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Altrincham is where the house is located. What do you suggest?
Flying freeholds in Altrincham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Altrincham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Altrincham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What makes a Altrincham lease problematic?
There is nothing unique about leasehold conveyancing in Altrincham. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. The following missing provisions could result in a defective lease:
Repairing obligations to or maintain elements of the building
A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Virgin Money, and Aldermore all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to withdraw.
Leasehold Conveyancing in Altrincham - A selection of Queries Prior to Purchasing
Is there a share of the freehold? Are there any major works on the horizon that will likely increase the service fees?