My brother-in-law has suggested I instruct a conveyancing solicitor in Longton. I I am struggling to find out if they are on the Santander approved list of lawyers. Could you assist?
The first thing to do is phone the lawyer and ask them whether they can act for the lender. Alternatively you can get in touch with Santander who may be able to confirm.
Please help - my lawyer says that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Longton?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such policies.
After much negotiation I have agreed a price on a house in Longton. My mortgage broker pressured me to appoint their conveyancer. I paid an on account payment of £200. Shortly after, the property lawyer called me sheepishly admitting that they were not on the UBS 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 UBS 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.
Planning on purchasing a maisonette in Longton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Longton conveyancing practitioner is on the Leeds Building Society conveyancing panel.
Will my lawyer be making enquiries concerning flooding as part of the conveyancing in Longton.
Flooding is a growing risk for lawyers conducting conveyancing in Longton. There are those who acquire a property in Longton, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get 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 impart advice on flood risk, however there are a numerous checks that may be carried out by the buyer or by their solicitors which should give them a better understanding of the risks in Longton. The conventional set of information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to find out if the premises has historically flooded. If the residence has been flooded in past which is not revealed by the vendor, then a purchaser may bring a compensation claim stemming from an misleading answer. A purchaser’s solicitors may also commission an enviro report. This should disclose if there is a recorded flood risk. If so, more detailed inquiries should be carried out.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one near me in Longton I like with a park and transport links nearby, however it's only got 51 years unexpired on the lease. There is not much else in Longton suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
I am looking for a conveyancing lawyer in Longton for my home move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
Members of the public can see published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.