We are planning to acquire a house and require a conveyancing solicitor in Lancashire who is on the Nottingham solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Lancashire.
I am purchasing a property in Lancashire. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that your lender is HSBC your lawyer must follow the formal requirements set out in Section two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to HSBC where a lease does not meet these provisions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Lancashire.
My wife and I are at the point of looking at houses in Lancashire and I am about to put in an offer. Is it best to have my conveyancing practitioner on ‘stand by’? I will be getting a mortgage with Santander.
It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are getting a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer accepted on an apartment in Lancashire. My financial adviser suggested a conveyancer. I paid an advanced payment of £200. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was advised by a few property agents in Lancashire to choose a property lawyer on your site. Is there a financial upside for Estate Agents to recommend your services ahead of a competitor’s?
We don’t give any referral fee for pointing buyers and sellers to this site. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I have recently realised that I have 68 years unexpired on my lease in Lancashire. I now want to extend my lease but my freeholder is absent. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you have done all that could be expected to locate the landlord. In some cases a specialist would be useful to try and locate and prepare an expert document to be used as proof that the landlord can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the application to the County Court covering Lancashire.
I purchased a ground floor flat in Lancashire, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Lancashire with an extended lease are worth £197,000. The ground rent is £55 levied per year. The lease finishes on 21st October 2074
You have 56 years remaining on your lease the likely cost is going to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
Are Lancashire conveyancing solicitors under an obligation to the Law Society to supply transparent conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Lancashire or further afield.