My husband and I decided to purchase a newbuild flat in Scunthorpe with a mortgage from Virgin Money.We have a Scunthorpe conveyancing lawyer but Virgin Money informed us he's not listed on their "panel". we are left little option but to use a Virgin Money panel firm or retain our preferred solicitor and pay for a Virgin Money panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you contains terms and conditions, a common one being that lawyers must be on the Virgin Money approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Virgin Money
I used Arc property Solicitors several years ago for my conveyancing in Scunthorpe. I now require my file but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Scunthorpe of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Scunthorpe differ for new build properties?
Most buyers of new build or newly converted property in Scunthorpe approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because developers in Scunthorpe tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Scunthorpe or who has acted in the same development.
My business partner and I are hoping to lease a unit on a shopping parade. Can you recommend conveyancers offering competitive costs for non-domestic conveyancing in Scunthorpe for less than £2000?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Scunthorpe, including the sale and purchase of businesses as well as simply property. Whether you are hoping to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right lawyer. As for the costs this will depend on the structure and terms of the proposed transaction. Please provide us with your contact information or call us so that we can supply you with comprehensive commercial conveyancing calculation.
I've recently bought a leasehold flat in Scunthorpe. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a leasehold flat in Scunthorpe, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Scunthorpe with an extended lease are worth £192,000. The ground rent is £55 per annum. The lease finishes on 21st October 2075
You have 54 years unexpired we estimate the price of your lease extension to range between £32,300 and £37,400 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.