Having been suggested to visit your organisation we were going to go ahead with a conveyancing solicitor in Arnside listed on your site but have come across alternative quotes on the internet seem less expensive – how come?

You can find many firms of conveyancing organisations offering at first sight what seems to be very low prices. We would urge you to give due consideration about how important this transaction is to you that you are willing to take 'cheap' risks in relation to the quality of the legal work. Some hide fees deep into the terms of business. The law firms that we put forward for conveyancing in Arnside will notbehave this way.

I just bought a property at auction in Arnside. Conveyancing is necessary. What is next?

Now that you have for in every practical sense signed on the dotted line you must choose a conveyancing practitioner as a matter of urgency as you are faced with a fast approaching a drop dead date to complete the property. An auction property will have an associated auction pack. This should include most,if not all of the paperwork that your conveyancer requires. Where you are dealing with leasehold property the conveyancing papers 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 pass this on to the lawyer working for you at the earliest opportunity. You also need to ensure that your finances are in order to complete the transaction on the set completion date.

I have a mortgage with Virgin Money for my property in Arnside. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

You must advise Virgin Money before renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel lawyer.

I was told two weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Arnside is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.

three months have gone by following my purchase conveyancing in Arnside completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

In my capacity as executor for the will of my father I am selling a house in Newport but live in Arnside. My lawyer (approximately 235 kilometers from mehas requested that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in Arnside who can attest this legal document for me?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Arnside based

I want to rent out my leasehold apartment in Arnside. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

A small minority of properties in Arnside do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Leasehold Conveyancing in Arnside - Sample of Questions you should ask Prior to Purchasing

Are any of leasehold owners in arrears of their service charge payments? You should want to find out as much as possible about the company managing the block as they can either make your living at the property much easier or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to day to day issues like the upkeep of the common parts. Enquire of other tenants what they think of them. In conclusion, be sure you understand the dates that the service charges are due to the appropriate party and specifically how they are spending the funds. Does the lease include onerous restrictions?