My husband and I are purchasing a 1 bedroom apartment in Poynton with a mortgage. We have a Poynton lawyer, however the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Poynton property lawyer and pay for one of their panel firms to represent them. We regard this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Poynton conveyancing solicitor to apply to be on the conveyancing panel.
My husband and I are at the point of viewing apartments in Poynton and I am about to put in an offer. Should I already have a conveyancer in place at this point? I will be getting a mortgage with Barclays.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are seeking a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
After much negotiation I have agreed a price on a house in Poynton. My mortgage broker suggested a property lawyer. I paid an upfront payment of £150. Soon after, the solicitor contacted me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My offer on a semi in Poynton has been accepted, but there is a chain. The sellers have offered on somewhere, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in Poynton. What should be my next step? At what stage should I apply for the mortgage with Coventry BS?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then valuation, Poynton conveyancing search costs, etc). First, you must ensure that your solicitor is on the Coventry BS approved list. Regarding the subsequent phase this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. During a rising market many buyers would apply for the mortgage with Coventry BS and pay for the valuation and only if it comes back ok would they pay their conveyancer to proceed with searches.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Poynton?
Many commercial conveyancing solicitors in Poynton will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Poynton. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Poynton.
For each commercial conveyancing transaction in Poynton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Poynton commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Poynton.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Poynton is the location of the property. Can you offer any opinion?
Flying freeholds in Poynton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Poynton you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Poynton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am purchasing a leasehold flat in Poynton. Conveyancing quotes are averaging around £1650. Is that reasonable?
The average cost in 2014 for conveyancing in Poynton was £1,395 excluding Stamp Duty and HM Land Registry fees.