I am not in a position to travel far from Ardwick. Is there a reason why all Ardwick property lawyers aren't automatically on all mortgage company panels?

Lenders point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. It led to banks and building societies purging less reputable firms from their official list of approved conveyancers .

Can your site be used to locate a Conveyancing solicitor in Ardwick even if I’m not buying or disposing of a house, for instance if I want to acquire a shop in Ardwick with a loan from Virgin Money?

Our search tool is mainly utilised to find domestic conveyancing solicitors in Ardwick but we have recorded towards the end of this page a few Ardwick commercial conveyancing firms. You will need to make contact with the solicitors directly to check if they can also act for Virgin Money

I am buying a terrace house in Ardwick. We would like to convert the garage to an office at the property.Will the conveyancing process involve checks to see if these works were previously refused?

Your solicitor will check the registered title as conveyancing in Ardwick can sometimes reveal restrictions in the title deeds which restrict certain alterations or necessitated the permission of a 3rd party. Certain extensions need local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.

Is it the case that all Ardwick CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?

It is true that some banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

When it comes to mortgage companies such as Aldermore, do Ardwick conveyancing practitioners incur a fee to be on the list of approved solicitors?

We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Ardwick. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ardwick

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Ardwick is where the house is located. What do you suggest?

Flying freeholds in Ardwick are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ardwick you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ardwick 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.