We previously appointed solicitors locally in Frodsham on the Barclays solicitor panel. They have just invoiced me a separate amount for handling the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. The charge is not set by Barclays but by your Frodsham property lawyer. Some firms on the Barclays panel will quote ’dealing with mortgage’ fee and others do not.
I have a mortgage with Skipton for my property in Frodsham. Conveyancing was finalised 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 Skipton?
You must advise Skipton in advance of letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton 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 Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel lawyer.
UBS have agreed my mortgage in principle, my bid on a house in Frodsham has been accepted, what happens next?
Your property agent will wish to know who your solicitors are (be sure the solicitors are on the lender’s approved list). Telephone UBS or your financial adviser and complete any outstanding paperwork. UBS will sellect a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. UBS will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Frodsham.
We are selling our property in Frodsham and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Frodsham conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a national conveyancing outfit rather than a conveyancing solicitor in Frodsham. Having lived in Frodsham for many years we know of no issue. Do we contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to 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 illness)
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Frodsham is the location of the property. Can you offer any guidance?
Flying freeholds in Frodsham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Frodsham you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frodsham may decide 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 premises.
What does commercial conveyancing in Frodsham cover?
Commercial conveyancing in Frodsham covers a broad array of advice, given by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I am looking for a conveyancing lawyer in Frodsham for my home move. Is there any facility to check a firm’s record with the legal regulator?
Anyone can see documented Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after Jan 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training purposes.