My Greater Manchester lawyer has identified a discrepancy between the surveyor’s assumptions in the valuation survey and what is in the title deeds. My solicitor has advised that he must ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s course or action correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Can I use your services to recommend a Conveyancing solicitor in Greater Manchester even where I’m not purchasing or disposing of a house, for example if I intend to acquire an office in Greater Manchester with a loan from Barnsley Building Society?
The service is predominantly there to help choose domestic conveyancing solicitors in Greater Manchester but we have listed towards the bottom of this page some Greater Manchester commercial conveyancing firms. You should speak with the firm directly to check if they can also act for Barnsley Building Society
My property lawyer in Greater Manchester has never been on on the HSBC Bank Solicitor Panel. Is it possible for me to use my family solicitor notwithstanding that they are not on the HSBC Bank panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your existing Greater Manchester solicitors but HSBC Bank will need to instruct a solicitor on their panel. This will result in additional total legal fees and cause frustration.
- Get an alternative solicitor to to deal with the purchase, obviously checking they are HSBC Bank approved.
- Persuade your HSBC Bank based solicitor to seek to join the HSBC Bank panel
I am helping my step-mother sell her property in Greater Manchester. Does the conveyancer arrange an energy assessment or do I organise this?
After the abolition of HIPs, energy performance certificates was left as a required component of moving property. An energy performance certificate needs to be to hand in advance of the property being placed on the market. This is not a task that solicitors normally organise. If you are using a Greater Manchester conveyancing lawyer they might help arrange EPC’s given their relationships with long established Greater Manchester assessors
I am due to exchange contracts on my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being pedantic. The Greater Manchester solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase flat in Greater Manchester. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Greater Manchester conveyancing practitioner is on the UBS conveyancing panel.
How does conveyancing in Greater Manchester differ for new build properties?
Most buyers of new build premises in Greater Manchester approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because developers in Greater Manchester usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Greater Manchester or who has acted in the same development.