Having been referred to your service we were going to appoint conveyancing solicitor in Lancashire endorsed by you but have come across alternative fee calculations via the web appear cheaper – why is this?
There are a variety of conveyancing outfits marketing at first sight what seems to be cut price. Our advice is to give due consideration about how much you respect your own move to you are willing to be penny wise pound foolish over the quality of the legal work. Many of them highlight a budget quote to grab your attention but hide extra fees in the fine print..
When it comes to mortgage companies such as Barclays, do Lancashire lawyers face a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
We are getting the release of further funds on our mortgage from Co-operative as we intend to conduct renovations to our home in Lancashire. Do we need to choose a nearby Lancashire solicitor on the Co-operative conveyancing panel to handle the legals?
Co-operative would not normally require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative list.
We have agreed to purchase a house in Lancashire. One unusual 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 follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and solicitors are required to report to Nationwide where a lease fails to meet these requirements. The specifications relate to the installation of panels on properties countrywide and is not restricted to Lancashire.
Do commercial conveyancing searches reveal impending roadworks that may affect a commercial estate in Lancashire?
Many commercial conveyancing solicitors in Lancashire will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Lancashire. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lancashire.
For each commercial conveyancing transaction in Lancashire it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Lancashire commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Lancashire.
How does conveyancing in Lancashire differ for new build properties?
Most buyers of new build or newly converted property in Lancashire approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Lancashire usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lancashire or who has acted in the same development.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £250,000 maisonette in Lancashire on Tuesday in a week. The management company has quoted £360 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Lancashire?
For most leasehold sales in Lancashire conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Answering conveyancing due diligence questions
Where consent is required before sale in Lancashire
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I am the registered owner of a 2 bed flat in Lancashire, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Lancashire with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2074
You have 55 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.