I am obtaining a mortgage offer from Santander. I would like to retain the legal services of a Licensed Conveyancer in Salford. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Having sold my house in Salford last May but my buyer keeps whats apping every few hours to moan that their conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your house sale your solicitor is committed to forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. Where relevant, your solicitor should also confirm that the home loan has been paid off to the buyers solicitors. There are no post completion procedures just for conveyancing in Salford.
The Salford conveyancing lawyers that I appointed last week on my house acquisition in Salford have without warning shut down. I only went with them because I needed a lawyer on the Santander conveyancing panel and my previous Salford lawyer was not. I wrote them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Santander 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 assist.
My partner and I are selling our home in Salford and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing outfit rather than a conveyancing solicitor in Salford. We have lived in Salford for six years we know that this is a non issue. Do we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Over the last few months I have been searching for a flat up to £195,000 and identified one round the corner in Salford I like with a park and transport links nearby, however it's only got 51 years on the lease. There is not much else in Salford suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
We have recently had an offer accepted on our 1st house in Salford, and are about to get solicitors appointed. We have utilised the various rating tools and the quotes are from all across the England and Wales. Is it advisable to have a Salford property lawyer local to your prospective new home? We are content to do all the communicating electronically, but I assume at some stage we may need to visit the conveyancing practitioner's office to sign contracts?
The conveyancer does not have to be in Salford, but opting for local means that you have the option to go in if needed, by way of example, if a signature is immediately necessary. In addition, a Salford solicitor have established relationships with local agents and (if the vendor has chosen a local conveyancer) with them, which will help keep things moving faster.