Is the fact that my solicitor in Didsbury is not identified on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Didsbury conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am purchasing a house for cash in Didsbury. I have been residing for the previous Seventeen years in Didsbury. Conveyancing searches are exorbitant. As I know the area and road very well must I have all the conveyancing searches?
In the absence of a home loan, then all but one or two of the Didsbury conveyancing searches are optional. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches completed, but she is duty bound to take that path of advice. One thing to consider; if you are going to sell the house at a future date, it will likely be be of interest to your prospective purchaser what the searches contain. Sometimes premises with day to day issues can still reveal adverse search results. A good conveyancing solicitor in Didsbury should be able to give you some helpful guidance here.
We are due to move house in March. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you put forward a removal company in Didsbury. Conveyancing solicitor was organised prior to coming across your website.
On the day of completion you can collect the keys from the estate agent however this can only occur when the sellers lawyers confirm to the agent that they have the completion monies and the keys can be released. You should tell the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can help you choose a residential property solicitor in Didsbury or a firm that specialises in conveyancing in Didsbury.
I have paid off my mortgage with Barclays. I assume I don't need a Didsbury property lawyer on the Barclays panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Didsbury solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Didsbury postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Didsbury.
Over the last few months I have been searching for a flat up to £235,500 and found one near me in Didsbury I like with amenity areas and railway links in the vicinity, the downside is that it only has 51 years unexpired on the lease. There is not much else in Didsbury suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
I'm refinancing my existing property to a buy to let mortgage with Nottingham Building Society and I will use the ballance of the raised equity towards further house. The area we are looking at is Didsbury. Will your conveyancers be able to act for the two lenders and link together the conveyances?
Do use our search tool on this site to check that the conveyancers are approved by both banks. Assuming that they are your lawyer will be able to connect the two transactions but you should have a chat with you solicitor and communicate your expectations and needs.