My fiance and I are planning to purchase a flat in Cheetham and have instructed a Cheetham conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Clydesdale have this afternoon contacted us to inform me that they have now hit a problem as our Cheetham conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Cheetham lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Do the conveyancing practitioners identified through your search tool carry out auction conveyancing in Cheetham?
There are a few niche lawyers we can connect you with those who can conduct auction conveyancing. Cheetham is just one of our areas of in which our lawyers cover.
We are purchasing a property in Cheetham. It might be a silly question but how we can trust a lawyer? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I happen to be the sole beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Cheetham. The Cheetham property was put into my name in October. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the house in October. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. many lenders would take a sensible view as this requirement primarily exists to identify subsales or the wholesaling and assigning of properties.
My partner and I have organised a further advance on our mortgage from Lloyds as we wish to carry out renovations to our property in Cheetham. Are we obliged to choose a nearby Cheetham solicitor on the Lloyds conveyancing panel to handle the paperwork?
Lloyds don't usually require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.
I am purchasing a property and the lawyer has identified Chancel Repair for which the property may be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly required for conveyancing in Cheetham
Unless a prior purchase of the property completed post 12 October 2013 you can expect lawyers conducting conveyancing in Cheetham to remain encouraging a chancel search and or chancel repair liability policy.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who conducted the conveyancing in Cheetham 10 years ago have long since closed. Will I be able to sell the house?
Assuming you have a registered title the details of your ownership will be retained by the Land Registry with a Title Number. It is easy to carry out a search at the Land Registry, find your property and order current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.