A mortgage agreement from HSBC for the refinancing of my single room flat is to be issued by the end of next week. Could you recommend a low cost conveyancing solicitor in Trafford Park?
This site is not designed to help those in their quest for the lowest fares for conveyancing in Trafford Park. We can offer you cost effective conveyancing but our intention is not to advertise as being the cheapest. Do not be swayed by organisations offering the bait of ninety nine pound conveyancing in Trafford Park. In your best case scenario, in being led by low cost conveyancing, you will receive what you pay for and at worst it will result in you with a surprising uplift in additional fees and still not receive the service expected.
I am acquiring a new build apartment in Trafford Park and my solicitor is advising me that she has to the mortgage company to reveal incentives from the builder. The Estate Agents are hassling me to exchange contracts and I would rather not delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am assisting my mother sell her flat in Trafford Park. Does the conveyancing solicitor commission an energy performance certificate or do I organise this?
After the demise of Home Information Packs, EPC’s was left as a compulsory part of selling a property. An energy performance certificate should be to hand before the property is placed on the market. It is not a task that conveyancers normally organise. Where you are instructing a Trafford Park conveyancing practitioner they might be willing to arrange energy assessments due to their contacts with long established local energy assessors
We are buying a terrace house in Trafford Park. We would like to carry out an extension to the side at the property.Will legal investigations on the property involve investigations to ascertain if these alterations are prohibited?
Your conveyancer should check the registered title as conveyancing in Trafford Park can occasionally identify restrictions in the title deeds which prohibit certain alterations or need the consent of a 3rd party. Many works need local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
I have paid off my mortgage with UBS. I assume I don't need a Trafford Park lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I have been on the look out for a flat up to £245,000 and found one near me in Trafford Park I like with open areas and railway links nearby, however it's only got 51 years on the lease. There is not much else in Trafford Park for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
Our property lawyer in Trafford Park has requested from me personal identification documents saying that this is part of his legal duty as a conveyancer on the bank Conveyancing panel. This is news to me - can I refuse?
Anti-terror and anti-money-laundering rules require Trafford Park conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements