Can you help? My Manningtree conveyancer is advising me that he has toconduct Manningtree conveyancing searches becausethe firm are on the HSBCsolicitor panel. Is my conveyancer right?

Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Manningtree conveyancing searches.

I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to instruct a high street conveyancing solicitor in Manningtree?

You should check but the the likelihood is that give you one of their panel lawyers if you accept the "fee-free" deal. Contact the mortgage company to determine if they make available a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Manningtree.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Manningtree?

There are many registered licenced Conveyancers in Manningtree and Solicitor firms in Manningtree to choose from We would stress that both are regulated professionals specialising in the legal aspects of transferring property. They may both also deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a two bedroom flat in Manningtree. Do I collect the keys to the property on completion from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Manningtree?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's conveyancers, and once they have received this, you will be able to pick up the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.

Is it the case that all Manningtree CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved solicitors?

A selection of lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

How does conveyancing in Manningtree differ for new build properties?

Most buyers of new build residence in Manningtree contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Manningtree tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Manningtree or who has acted in the same development.

I've recently bought a leasehold property in Manningtree. Am I liable to pay service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Manningtree Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Make sure you investigate if there is anything that is prohibited in the lease. For example it is fairly common in Manningtree leases that pets are not allowed in certain buildings in Manningtree. If you love the propertyin Manningtree yet your dog can’t move with you then you will be faced difficult choice. Best to be warned whether redecorating or some other significant cost is anticipated to be shared between the leaseholders and could well dramatically impact the level of the maintenance fees or require a specific payment. If a Manningtree lease has less than 80 years it will affect the marketability of the apartment. Check with your lender that they are happy with residual term of the lease. A short lease means that you will probably have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you would need to own the residence for 24 months in order to be entitled to extend the lease.