I was informed today by my mortgage broker that my Denton the law firm I have appointed is not on the lender Conveyancing panel. What can I do to be sure whether this is correct?
The first thing you need to do is to contact your Denton conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
My brother-in-law has suggested I instruct a conveyancing solicitor in Denton. I I am struggling to find out if they are on the Chelsea Building Society approved list of lawyers. Could you advise?
The first thing you should do is e-mail the solicitor and enquire whether they can act for the lender. Alternatively you can call Chelsea Building Society who may be able to assist.
Can I be sure that the Denton conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Denton seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.
After months of negotiation I have agreed a price on a house in Denton. My financial adviser suggested a conveyancer. I paid an upfront payment of £225. Shortly after, the conveyancer contacted me sheepishly admitting that they were not on the Lloyds 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 Lloyds 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.
At last I have had an offer on a flat in Denton accepted, but there is a chain. The sellers have put an offer on a flat, but it’s not been accepted yet, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in Denton. What do I do now? When should I get the mortgage application with Santander started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx one thousand pounds, then valuation, Denton conveyancing search fees, etc). The first thing to do is ensure that your conveyancer is on the Santander approved list. Regarding the next phase this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a rising market many buyers will apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with searches.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Denton I like with a park and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Denton suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
What could I expect to pay for conveyancing in Denton?
The amount you are charged for conveyancing in Denton will vary considerably from company to company. In the circumstances it especially important that you have a full breakdown of costs when you first appoint a conveyancer. One should always seek two or more fee estimate.