I am obtaining a mortgage with Halifax. I intend to employ the services of a Licensed Conveyancer in Lancashire. Does the Halifax Conveyancing panel include conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Will my solicitor be asking questions regarding flooding as part of the conveyancing in Lancashire.
The risk of flooding is if increasing concern for solicitors dealing with homes in Lancashire. Plenty of people will purchase a property in Lancashire, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that may be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Lancashire. The conventional set of completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to determine if the property has suffered from flooding. If the premises has been flooded in past and is not disclosed by the vendor, then a buyer could commence a legal claim for losses as a result of such an misleading response. The purchaser’s solicitors may also commission an enviro search. This will higlight if there is a recorded flood risk. If so, further inquiries will need to be made.
About to purchase a new build apartment in Lancashire. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Lancashire
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Lancashire is where the house is located. Can you offer any advice?
Flying freeholds in Lancashire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lancashire you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lancashire may ascertain 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 residence.
I am a sole trader hoping to take over a lease of an office on the high street. Can you recommend conveyancers offering competitive charges for non-domestic conveyancing in Lancashire for below 1500k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Lancashire, including the disposal and purchase of businesses as well as simply premises. Whether you are hoping to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. Regarding the charges this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your details or telephone so as to enable us to provide you with a fixed commercial conveyancing calculation.