We were about to instruct a conveyancing solicitor in Lancashire recommended on your site but stumbled across some other estimates on the internet appear less pricey – how come?
You can find numerous firms advertising alleged £99 conveyancing, unfortunately it’s common in such cases for extrafees result in the closing fee mounting up beyond all recognition. In accordance with regulatory requirements costs set out in terms and conditions should be equitable raised The conveyancers that we put forward for conveyancing in Lancashire clearly state all costs for the property you intend tobuy.
The Lancashire conveyancing firm handling our Lancashire conveyancing has discovered a difference between the surveyor’s assumptions in the valuation survey and what is in the title deeds. My lawyer says that he must ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We expect to receive a AIP from Nottingham this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Lancashire solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint Lancashire solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I'm spending time looking at houses in Lancashire and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Co-operative.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are getting a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my purchase has taken place for my property in Lancashire. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
We're new to the buying process - agreed a price, but the property agent advised that the vendor will only issue a contract if we instruct the agent's preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer used to conveyancing in Lancashire
We suspect that the seller is not behind this demand. If they desire ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Contact the vendors directly and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you intend to use your own,trusted Lancashire conveyancing lawyers - as opposed tothose that will earn their negotiator at the agency a referral fee or hit his conveyancing figures set by head office.
I am employed by a busy estate agency in Lancashire where we have experienced a number of flat sales derailed as a result of leases having less than 80 years remaining. I have received contradictory information from local Lancashire conveyancing firms. Could you clarify whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Lancashire - Examples of Questions you should ask before Purchasing
This question is useful as a) areas could result in problems in the building as the communal areas may begin to deteriorate if repairs are not paid for b) if the leasehold owners have an issue with the managing agents you will need to have full disclosure Its a good idea to find out as much as you can regarding the managing agents as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to daily issues such as the cleanliness of the communal areas. Don't be afraid to ask other tenants what they think of their service. On a final note, be sure you understand the dates that you are obliged pay the maintenance charge to the relevant party and precisely what it includes. Are there any major works on the horizon that will increase the service fees?