Our conveyancer has uncovered a a problem with the lease for the flat we are buying in Greater Manchester. The seller’s lawyers have suggested defective title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancer says that he must check that the bank is happy with this solution. Who is the client here, us or the bank?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. The appropriate lender provisions have to be complied with.
The Greater Manchester conveyancing firm that just started acting on my house acquisition in Greater Manchester have suddenly shut down. I chose them because I had to have a firm on the Kent Reliance conveyancing panel and my previous Greater Manchester lawyer was not. I sent them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
What will a local search tell me about the house my wife and I buying in Greater Manchester?
Greater Manchester conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as PSG The local search is essential in every Greater Manchester conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Greater Manchester is where the house is located. What do you suggest?
Flying freeholds in Greater Manchester are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Greater Manchester you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Greater Manchester may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should local authority consent be necessary to split a single dwelling into two appartments in Greater Manchester? This has been carried out to a property next door to my home in Greater Manchester and was ignorant of the conversion until it was done.
Planning consent is necessary for splitting a single house in Greater Manchester into apartments but possibly not for converting back to single dwelling-house so, simply put, yes.