My flat in Seascale is up for sale and I have a purchaser. Does my solicitor need to be on the Yorkshire BS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a property in Seascale?
Unless a prior purchase of the house completed after 12 October 2013 you can expect conveyancing practitioners delivering conveyancing in Seascale to continue to propose a a chancel search and or insurance against a claim.
I used Stirling Law several years ago for my conveyancing in Seascale. I now require my papers but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Seascale 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.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Seascale is where the house is located. Can you shed any light on this issue?
Flying freeholds in Seascale are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Seascale you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seascale may ascertain 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 residence.
Should I appoint a Seascale conveyancing lawyer based in the area that I am buying? We have a good friend who can carry out the legal formalities but her office is 200miles away.
The primary upside of using a high street Seascale conveyancing practice is that you can drop in to sign paperwork, hand in your ID and pester them where appropriate. Having local Seascale know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were impressed that should outweigh using an unknown Seascale conveyancing solicitor just because they are round the corner.