I am hoping to receive a offer of a home loan from Santander. I would like to use a Licensed Conveyancer in Whalley Range. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

My husband and I are buying a brand new apartment in Whalley Range and my solicitor is informing me that she has to the bank to disclose incentives from the developer. I am under pressure to exchange contracts and I don't want to prolong the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

We previously appointed conveyancing lawyers locally in Whalley Range on the Bank of Ireland solicitor panel. They are now charging me an additional charge for the legal aspects of the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer is entitled to levy a fee for this. This charge is not dictated by Bank of Ireland but by your Whalley Range lawyer. Some firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.

Completion of my purchase has taken place for my property in Whalley Range. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

After shopping around on the internet I have found a Whalley Range conveyancing practitioner having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Whalley Range surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I have recentlydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Whalley Range for a purchase of a leasehold apartment 9 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Whalley Range conveyancing specialists.

I am buying a new build apartment in Whalley Range. Conveyancing is a frightening process 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 are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Whalley Range

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?