I am obtaining a offer of a home loan from Santander. I hope to instruct a Licensed Conveyancer in Hulme. Does the Santander Solicitor panel include Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

If you had a top tip for choosing a conveyancing solicitor in Hulme what would it be?

Do not opt for the lowest Hulme conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

What is the difference between a licensed conveyancer and conveyancing solicitor in Hulme

There are two types of lawyers who can do conveyancing in Hulme namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that required to complete the disposal or purchase of property. Both are duty bound to conduct Hulme conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that all requirements and procedures will be suitably followed.

After shopping around on the internet I have found a Hulme lawyer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hulme surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I'm buying a new build house in Hulme with a mortgage from Aldermore. The developers refused to budge the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my conveyancer about this side-deal as it would jeopardize my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I have been on the look out for a ground for flat up to £195,000 and found one near me in Hulme I like with a park and railway links in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Hulme in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

We are 14 days into a freehold purchase having been directed to solicitors by the estate agent to handle our conveyancing in Hulme. I am am extremely disappointed with the level of service. Could you help me find new solicitors?

They would need to be very bad to suggest diss instructing them. Has the loan offer been generated? In the event that it has you need to inform them of the new contact details and have the mortgage documents are re-sent. Your new solicitor ideally should be on the mortgage company approved list to avoid escalating fees and frustration. That should be your first question of the new lawyers. Our find a solicitor tool will help you find a bank approved solicitor for your conveyancing in Hulme