We note that you have a search directory listing firms on the RBS conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Lancashire?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Lancashire.
We are planning to move home in April. Does my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Lancashire. Conveyancing lawyer was chosen before I stumbled across this page.
On the afternoon of completion you will need to collect the house keys from your selling agent however this should only occur after the vendors conveyancers inform the agent that the monies to complete are in and the keys can be handed over. Subsequently you should inform the removal company that you are ready to move in. We are not in a position to recommend a particular removal organisation but can help you choose a residential property solicitor in Lancashire or a lawyer that specialises in conveyancing in Lancashire.
My fiancee and I are at the point of viewing houses in Lancashire and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a home loan with Yorkshire BS.
You should start obtaining conveyancing estimates from solicitors ASAP. 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 EA. Given that you are seeking a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
I have decided to exercise my right to buy my property in Lancashire off the council. I have a mortgage offer with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
Should my lawyer be asking questions about flooding as part of the conveyancing in Lancashire.
The risk of flooding is if increasing concern for solicitors dealing with homes in Lancashire. There are those who acquire 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 obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a various searches that can be undertaken by the purchaser or by their conveyancers which can figure out the risks in Lancashire. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to discover if the property has suffered from flooding. If the property has been flooded in past and is not revealed by the owner, then a buyer could bring a claim for damages as a result of such an incorrect response. The purchaser’s solicitors will also conduct an enviro report. This will indicate if there is a recorded flood risk. If so, additional inquiries should be carried out.
The estate agent has sent us the confirmation of our purchase of a new build flat 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 legal work.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Lancashire
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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Lancashire is the location of the property. Can you shed any light on this issue?
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 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 determine 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 premises.