Last month we had a mortgage agreed in principle with HSBC. Cheshire conveyancing lawyers have been selected. How long does it take for HSBC to forward the offer to the solicitor?
There is no definitive answer here. Have HSBC conducted the valuation? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am currently in the process of buying my council flat in Cheshire. I have a mortgage offer with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
Completion of my remortgage has taken place for my property in Cheshire. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases 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 have justbecome aware that Stirling Law have closed. They carried out my conveyancing in Cheshire for a purchase of a leasehold apartment 10 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cheshire conveyancing specialists.
We are one month into a leasehold purchase having been recommend to conveyancers by the selling agent to handle our conveyancing in Cheshire. I am am very dissatisfied with the level of service. Can you help me find new conveyancers?
They would need to be very poor to suggest diss instructing them. Has your mortgage been generated? In the event that it has you must inform them of the new contact details and have the mortgage documents are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid supplemental charges and delays. So that should be your first question of the new solicitors. The find a solicitor tool can assist you in finding a lender approved conveyancer for your conveyancing in Cheshire
I work for a long established estate agency in Cheshire where we have experienced a number of leasehold sales jeopardised due to short leases. I have received inconsistent advice from local Cheshire conveyancing solicitors. Can you clarify whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Cheshire Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing
How many years remain on the lease? Is there a share of the freehold? The answer will be helpful as a) areas can cause problems in the block as the communal areas may begin to deteriorate if maintenance are not paid for b) if the leaseholders have an issue with the running of the building you will need to have complete disclosure
I have noted on a number of consumer advice websites that when selecting a conveyancing firm they must be approved by your mortgage company. I am a FTB but I have an AIP via HSBC and I already have a high street conveyancing solicitor in Cheshire on standby. Will Nat West Bank insist on an approved conveyancer to be instructed? If so, where do I find that list so I can choose a conveyancing solicitor in Cheshire?
You need to instruct a solicitor that is on the Nat West Bank panel. Simply ring your preferred Cheshire conveyancing lawyer and ask if they are on the Nat West Bank panel. If they are not approved you have a number of options open to you here:
- Proceed with your existing Cheshire lawyer but Nat West Bank will undoubtedly instruct a conveyancer on their conveyancing panel. This will result in additional cost together with probable delay.
- Get a new conveyancer to act in the purchase, ensuring that they are on the Nat West Bank conveyancing panel.
- Appeal to your conveyancing practitioner to seek to join the lender panel.