We decided to go with a Manchester based lawyer for my conveyancing in Manchester yesterday. Looking through the small print it is apparent thatI am liable for costs even where the conveyance does not complete. Should I ditch them and use an internet lawyer offering no completion no cost conveyancing in Manchester?
Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be uplifted to neutralise those cases that do not go ahead. Do bear in mind that such promotions rarely protect you from outlay e.g. Manchester conveyancing search costs.
Completed the sale of my flat in Manchester last February yet the purchaser is SMS messaging daily to say his conveyancer needs to hear from mylawyer. What are the post completion sale formalities following completion?
Following your sale your conveyancer is obliged to forward the transfer documentation and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor should also evidence that the mortgage has been redeemed to the purchasers solicitors. There are no post completion formalities specific conveyancing in Manchester.
Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who conducted the conveyancing in Manchester 4 years ago no longer exist. What are my next steps?
You no longer need to have the physical original deeds to establish that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
My husband and I are first time buyers - had an offer accepted, but the selling agent has warned us that the seller will only go ahead if we instruct their preferred lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Manchester
It is unlikely the vendors are behind this. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Try to communicate with the sellers directly and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to instruct your preferred Manchester conveyancing lawyers - not the ones that will provide the negotiator at the agency a introducer fee or meet his conveyancing targets set by HQ.
Our lawyer in Manchester has uncovered a a problem with the lease for the apartment we are buying in Manchester. The other side have suggested title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor says that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . 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.