As someone unfamiliar with the Bramhall conveyancing process what’s the number one tip you can impart for the house moving process in Bramhall
Not many law firms shout this from the rooftops but conveyancing in Bramhall and elsewhere in Manchester is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of room for confrontation between you and other parties involved in the transaction. For example, the vendor, selling agent and even potentially the mortgage company. Choosing a solicitor for your conveyancing in Bramhall should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose interest is to protect your legal interests and to keep you safe.
Every so often a potential adversary may try and persuade you that it is in your interests to do things their way. For example, the estate agent may claim to be helping by claiming that your conveyancer is dragging his heels. Or your financial adviser may tell you to do take action that is contrary to your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
My Solicitor in Bramhall is not listed on the Accord Mortgages Ltd Approved Panel. Can I still use my prefered solicitor even though they are excluded from the Accord Mortgages Ltd panel of approved conveyancing solicitors?
The limited options open to you here include:
- Carry on with your existing Bramhall solicitors but Accord Mortgages Ltd will need to retain a solicitor on their panel. This will result in additional total legal fees as well as result in delays.
- Get an alternative solicitor to to deal with the purchase, not forgetting to check they are Accord Mortgages Ltd approved.
- Try to convince your Accord Mortgages Ltd based solicitor to attempt to join the Accord Mortgages Ltd panel
I am assisting my step-mother sell her flat in Bramhall. Will the solicitor commission the energy performance certificate or it is for the owner to see to?
Following the demise of HIPs, EPC’s remained a compulsory component of moving property. An energy performance certificate should be to hand prior to the property being advertised. This is not as aspect of the sale process that conveyancers normally organise. Where you are using a Bramhall conveyancing lawyer they might be able to arrange energy assessments given their contacts with long established Bramhall accredited person
I currently have a mortgage with Santander for my property in Bramhall. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
You must advise Santander in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel solicitor.
I was told two weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Bramhall is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to our property can not be found. The conveyancers who handled the conveyancing in Bramhall 4 years ago no longer exist. What do I do?
Assuming the title is registered the information relating to your ownership will be retained by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, identify your property and secure up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.
I have been on the look out for a flat up to £245,000 and identified one close by in Bramhall I like with a park and railway links nearby, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Bramhall suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.