My mortgage broker requires my Lancashire lawyer’ panel member for the Lloyds conveyancing panel. How do I find this out. I have e-mailed my local Lancashire office but they have not responded to me.
You are best placed to get this information from your Lancashire lawyer . Most Lancashire law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Do banks and building societies provide you with an approved list of Lancashire conveyancing solicitors? How do you know who is on the Barclays conveyancing panel?
Lancashire conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
A colleague advised me that in purchasing a property in Lancashire there could be various restrictions prohibiting external alterations to the property. Is this right?
We are aware of anumerous of properties in Lancashire which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Lancashire should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to lenders such as Coventry BS, do Lancashire property lawyers face a yearly amount to be on the list of approved solicitors?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I have decided to exercise my right to buy my property in Lancashire off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Lancashire is where the house is located. Can you offer any opinion?
Flying freeholds in Lancashire are not the norm 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 diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lancashire 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 property.
In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Lancashire and how can you help?
The 1954 Act gives a safeguard to business lessees, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Lancashire is one of the hundreds of areas of the UK in which our lawyers are based