My husband and I are purchasing a 1 bedroom apartment in Romiley with a mortgage. We like our Romiley lawyer, however the bank says he's not on their "panel". It appears that we have little choice but to use one of the mortgage company panel firms or retain our Romiley solicitor as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; are we not able to demand that the lender use our Romiley conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Romiley conveyancing lawyer to apply to be on the conveyancing panel.
Have just purchased a repossessed house at auction in Romiley. Conveyancing is required. What happens now?
Having for all intents and purposes signed on the dotted line you now have to hire the services of a conveyancing solicitor soon as you now have a tight deadline in which to complete the property. Every auction property will have an associated auction set of papers. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to give this to the solicitor working for you ASAP. Do make sure that your finances are in place to complete on the date specified in the contract.
We have agreed to purchase a house in Romiley. A rare aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Nationwide your lawyer must comply with the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease does not meet these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Romiley.
I am expecting a DIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Romiley solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Romiley solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Romiley?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Romiley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a flat up to £195,000 and identified one close by in Romiley I like with open areas and station in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in Romiley in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage that many years may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
Is it simple use your search app to select a conveyancing practitioner in Romiley on the approved list for my lender?
First choose a bank such as Santander, Coventry Building Society or Godiva Mortgages Ltd then choose your preferred area e.g. Romiley. Conveyancing practices in Romiley and across England and Wales will then be shown.