Me and my fiance are purchasing a 3 bedroom apartment in Salford with a mortgage. We like our Salford lawyer, however the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Salford solicitor and pay for one of their panel firms to act for them. We consider that this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Salford conveyancing solicitor to apply to be on the conveyancing panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Salford
Two types of professional can conduct conveyancing in Salford namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that you need to complete the disposal or acquisition of property. They are both obliged to perform Salford conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly conducted and that the requisite steps will be suitably taken.
We have agreed to purchase a house in Salford. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Skipton your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook contains minimum conditions for solar panel roof-space leases, and lawyers are required to report to Skipton where a lease fails to comply with these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Salford.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being difficult. The Salford solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
I own a terraced Victorian house in Salford. Conveyancing practitioner acted for me and Chelsea Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Salford and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing lawyer who carried out the work.
I am looking for a leasehold apartment up to £305k and identified one near me in Salford I like with amenity areas and station in the vicinity, however it only has 61 years unexpired on the lease. I can't really find anything else in Salford suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.