I am considering mortgaging my flat in Culcheth, does my lawyer have to be on the TSB Solicitor panel?
In theory, you could use a solicitor that is not on the TSB conveyancing panel, but TSB would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
My wife and I are buying a flat in Culcheth. It might be a silly question but how we can trust a lawyer? On the day of competition we have to put 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.
My bid for a property was accepted at auction in Culcheth. Conveyancing is necessary. What happens now?
Having to all intents and purposes signed on the dotted line you now have to instruct a conveyancing practitioner as a matter of priority as you will have a fast approaching a drop dead date to complete the deal. An auction property will have a corresponding auction set of papers. This should include most,if not all of the documents that your solicitor requires. In the case of leasehold premises the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in order to complete the transaction on the set completion date.
The mortgage over my property is with Clydesdale for my property in Culcheth. Conveyancing has been completed months ago. If I am intending 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 Clydesdale?
Clydesdale must be informed of your intention in advance of letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will permit you to let 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 Clydesdale directly. You need not do this via a Clydesdale conveyancing panel solicitor.
A relative suggested that where I am purchasing in Culcheth I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Culcheth conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Culcheth around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Culcheth Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Culcheth Education with plans and statistics, Local Amenities and other useful data regarding Culcheth.
Due to the input of my in-laws I had a survey completed on a house in Culcheth ahead of appointing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some lenders tend not issue a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Culcheth. Conveyancing will be smoother if you use a solicitor in Culcheth especially if they are acquainted with such properties in Culcheth.
Is it best to go with a Culcheth conveyancing practitioner who is local to the property I am hoping to buy? An old friend can carry out the legal formalities but her office is 200kilometers drive away.
The primary upside of using a local Culcheth conveyancing practice is that you can visit the firm to execute documents, deliver your ID and pester them where appropriate. They will also have local insight which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were happy that should outweigh using an unknown Culcheth conveyancing solicitor just because they are based in the area.