Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Lancaster?
There are many recorded licenced Conveyancers in Lancaster and Solicitor practices in Lancaster to choose from It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. They may both also conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
My partner and I have organised the release of further monies on our mortgage from Nottingham as we wish to conduct improvements to our house in Lancaster. Are we obliged to choose a bricks and mortar Lancaster solicitor on the Nottingham conveyancing panel to handle the legals?
Nottingham don't usually require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham panel.
The mortgage over my property is with Nationwide for my property in Lancaster. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
You must advise Nationwide prior to letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel solicitor.
Are there restrictive covenants that are commonly identified during conveyancing in Lancaster?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Lancaster. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How can the Landlord & Tenant Act 1954 affect my commercial offices in Lancaster and how can your lawyers assist?
The 1954 Act gives protection to commercial leaseholders, giving them the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Lancaster is one of our hundreds of locations in which the firms we work with have offices
We're novice buyers - agreed a price, yet the property agent has warned us that the seller will only proceed if we instruct their preferred lawyers as they need an ‘expedited deal’. We would rather use a family solicitor with experience of conveyancing in Lancaster
We suspect that the owner is unaware of this demand. If they desire ‘a quick sale', alienating a motivated buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you are going to appoint your preferred Lancaster conveyancing solicitors - not the ones that will earn their negotiator at the agency a introducer fee or achieve conveyancing figures set by senior management.
I am hoping to put an offer on a small detached house that appears to be perfect, at a reasonable figure which is making it more attractive. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Lancaster. Conveyancing advisers have not yet been instructed. Will they explain the issues?
Most houses in Lancaster are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Lancaster so you should seriously consider shopping around for a Lancaster conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is located on an estate. Your solicitor will advise you fully on all the issues.
Leasehold Conveyancing in Lancaster - Sample of Queries before Purchasing
Its a good idea to find out as much as you can concerning the company managing the block as they will either make your life much easier or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to daily issues such as the cleanliness of the common parts. Ask other tenants whether they are happy with their service. On a final note, find out the dates that you are obliged pay the maintenance charge to the managing agents and precisely what you get for your money. If a Lancaster lease has fewer than 80 years it will affect the salability of the flat. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will almost definitely require a lease extension at some point and you need to have some idea of what this would cost. For most Lancasterlease extensions you will be be obliged to have owned the property for two years before you are legally able to exercise a lease extension. Be sure to enquire if the the lease includes any adverse restrictions in the lease. For instance plenty of leases prohibit pets being allowed in certain buildings in Lancaster. If you like the flatin Lancaster however your dog can’t move with you then you have a very hard determination.