I am in the process of selling my maisonette in Radcliffe and the estate agent has just text me to advise that the buyers are swapping law firm. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a major mortgage company only engage with specific law firms rather the firm that they want to appoint to handle their conveyancing in Radcliffe ?
Banks have always had panels of law firms they are content to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who dealt with the conveyancing in Radcliffe 10 years ago are no longer around. What are my next steps?
Nowadays there are copies made of almost everything, and your conveyancer will know precisely where to look for all the suitable paperwork so you may buy or dispose of your property without a hitch. If duplicates can’t be located, your solicitor can arrange cover in the form of insurance or indemnities against future claims on the property.
About to purchase a new build flat in Radcliffe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Radcliffe
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
My husband and I are FTB’s - had an offer accepted, but the estate agent told us that the seller will only move forward if we use their chosen conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Radcliffe
We suspect that the seller is not behind this requirement. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you intend to use your preferred Radcliffe conveyancing lawyers - rather thanthe ones that will provide their estate agent a commission or achieve conveyancing targets demanded by senior management.
I have just started marketing my garden apartment in Radcliffe. Conveyancing solicitors are to be appointed soon, however I have recently had a yearly maintenance charge demand – Do I pay up?
It best that you clear the maintenance contribution as usual because all ground rent and maintenance payments will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Radcliffe Leasehold Conveyancing - Sample of Queries before buying
It is important to be aware if a new roof is being put on or some other major work is due in the near future that will be shared between the tenants and could well dramatically increase the the service costs or necessitate a one time payment. In the main the cost for major works are not included within service charges, albeit that a few managing agents in Radcliffe require leaseholders to contribute towards a reserve fund and this is used to offset against larger works. Are any of leasehold owners in arrears of their service charge liability?