I am assisting my mother sell her flat in Frodsham. Does the conveyancer commission an energy assessment or it is for me to coordinate?
After the demise of HIPs, energy assessments was kept a required part of selling a property. An EPC should be commissioned prior to the property being advertised. It is not as aspect of the sale process that conveyancers normally arrange. Where you are using a Frodsham conveyancing lawyer they might be willing to arrange energy assessments given their relationships with long established Frodsham accredited person
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Frodsham property lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Frodsham solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Frodsham postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Frodsham.
I used Action Conveyancing several years past for my conveyancing in Frodsham. Now, I need my documents but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Frodsham of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Frodsham with a mortgage from Santander. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my solicitor about the extras as it would affect my loan with Santander. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a house in Frodsham before retaining lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend refuse to give a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different instructions from Nationwide. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Frodsham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Frodsham to see if the conveyancing costs will increase in light of this.
My company is intending to lease a unit on the high street. Can you recommend solicitors offering competitive costs for non-domestic conveyancing in Frodsham for less than 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Frodsham, including the sale and purchase of businesses as well as simply premises. If you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. As for the fees these will vary based on the structure and complexity of the deal. Please provide us with your contact information or call so as to enable us to furnish you with a fixed commercial conveyancing quote.