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Find a Burnage Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Burnage? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Burnage conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Burnage conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Burnage

I am selling my home in Burnage and the estate agent has just telephoned to say that the purchasers are appointing a new property lawyer. The reason given is that the bank will only engage with property lawyers on their approved list. Why would a leading mortgage company only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Burnage ?

Banks have always had panels of law firms that can act for them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lending institutions blame a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.

Our lawyer has discovered a a problem with the lease for the flat we are buying in Burnage. The seller’s lawyers have offered title insurance as a workaround. We are happy with insurance and will pay for it. Our property lawyer says that he must be satisfied that the mortgage company is happy with this solution. Who is the client here, us or the lender?

Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. These conveyancing instructions have to be complied with.

Can I be sure that the Burnage conveyancing solicitor on the Leeds Building Society panel is any good?

When it comes to conveyancing in Burnage obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.

I am currently in the process of buying my council flat in Burnage. I have a mortgage offer with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

My offer on a house in Burnage has been accepted, but there is a chain. The sellers have put an offer on a property, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have instructed a local conveyancing solicitor in Burnage. What do I do now? At what stage should I apply for the mortgage with Santander?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Burnage conveyancing search charges, etc). The first course of action is to check that your solicitor is on the Santander conveyancing panel. Regarding the subsequent stages this very much depends on the circumstances of your case, motivation for this property and on the state of the market. During a rising market the majority of home buyers would apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they pay their lawyer to move forward with the conveyancing in Burnage.

I am buying my first flat in Burnage with the aid of help to buy. The sellers refused to budge the price so I negotiated £7000 of extras instead. The house builders rep told me not to tell my conveyancer about the extras as it will affect my mortgage with Norwich and Peterborough Building Society. Do I keep my lawyer in the dark?.

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.

All being well we will complete the disposal of our £425,000 garden flat in Burnage on Tuesday in a week. The freeholder has quoted £360 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Burnage?

For most leasehold sales in Burnage conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

    Addressing conveyancing due diligence questions Where consent is required before sale in Burnage Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Burnage leasehold property is £350. For Burnage conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

I am the registered owner of a garden flat in Burnage, conveyancing was carried out 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Burnage with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2092

You have 68 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

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