Willretaining a Seascale conveyancing practitioner make the ownership transfer smoother?

Seascale is a unique place, where local experience helps. The relaxed pace of life has an upside – but not for your conveyancing. The property lawyers that we work with possess deep Seascale intelligence with a proactive, can doapproach that helps everything runs smoothly. It will certainly help if they can make use of well established relationships with financial advisers, local authorities, valuers and counterpart Seascale conveyancing practices

My fiance and I are purchasing a newbuild apartment in Seascale with a mortgage from Leeds Building Society.We have a Seascale conveyancing lawyer but Leeds Building Society advised that her practice is not listed on their "panel". It seems we are left with little choice but to instruct a Leeds Building Society panel solicitor or retain our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

No, not really. The home loan issued to you contains terms and conditions, one of which will be that lawyers needs to be on the Leeds Building Society approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Leeds Building Society

I am four weeks into a leasehold purchase having been referred to a firm by the selling agent to execute conveyancing in Seascale. We are not happy. Could you you assist me in finding new solicitors?

They would need to be really poor in order to consider changing them. Has your loan offer been issued? In the event that it has you will need to advise them of the replacement conveyancer and have the offer are re-sent. Your conveyancer should be on the lenders approved list to avoid supplemental charges and frustration. So that should be your first question of the new conveyancers. Our search tool should assist you in finding a bank approved conveyancer for your conveyancing in Seascale

Back In 2000, I bought a leasehold flat in Seascale. Conveyancing and Bank of Ireland mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Seascale who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Seascale conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a 1st floor flat in Seascale, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Seascale with over 90 years remaining are worth £211,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2092

With 68 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

Do online conveyancing organisations cover everything a local Seascale solicitor does or must I retain a solicitor for the final stages for my conveyancing in Seascale?

If you choose an online conveyancer they should undertake all the tasks your Seascale conveyancer would cover.