We chose a Silverdale based firm for my conveyancing in Silverdale today. Looking through the fine print I notewe are on the hook for fees even if the dealfalls through. Should I go with them or choose a web based conveyancing brokerage promising no-sale-no-fee conveyancing in Silverdale?
It is usually a trade off in that if "No Sale No Fee" is available then the fee levels will tend to be be more expensive to offset the transactions that do not proceed. Do bear in mind that these deals rarely protect you from outlay such as Silverdale conveyancing search costs.
I am purchasing a newly built apartment in Silverdale and my lawyer is informing me that she has to the lender to reveal incentives from the seller. I am under pressure to sign contracts and I would rather not prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Silverdale. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
If you plan to refinance then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
In what way does the Landlord & Tenant Act 1954 affect my business offices in Silverdale and how can you help?
The 1954 Act affords protection to business leaseholders, granting the a statutory right to apply to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Silverdale
I have been sourcing a conveyancing practitioner in Silverdale for my house move. Is there any facility to see a firm’s complaints history with the profession’s regulator?
Members of the public may read published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA could monitor call for training reasons.