Are the St Nicholas conveyancing solicitors identified as being on the Skipton conveyancing panel, together with their details provided by Skipton?
St Nicholas conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.
I am selling our house in St Nicholas and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing outfit as opposed to a conveyancing solicitor in St Nicholas. Having lived in St Nicholas for 5 years we know that this is a non issue. Should we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Over the last few months I have been searching for a ground for flat up to £195,000 and found one close by in St Nicholas I like with a park and railway links in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in St Nicholas in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
Am I best advised to appoint a St Nicholas conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can execute the legal formalities but her office is over three hundred kilometers drive away.
The benefit of a local St Nicholas conveyancing practice is that you can visit the firm to execute documents, present your ID and apply pressure on them where appropriate. They will also have local knowledge which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that must surpass using an unknown St Nicholas conveyancing solicitor solely due to them being local.
Me and my husband have recently had an offer accepted on a apartment and had an appointment on Wednesday with HSBC for the mortgage. They advised me that when it comes to appointing a conveyancing practitioner that unless they are on their approved list of lawyers then we will have to pay out an extra fee of about two hundred pounds. This is is due to the fact that they would then have to select a conveyancer to act on their behalf in addition to the one we choose to act for ourselves and we will be on the hook for their costs. I have requested HSBC to furnish me with a list so I can seek estimates only from their approved solicitors but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You should ask HSBC what their panel criteria is for a conveyancer.Thereafter ask the lawyer of your choice whether they meet the criteria and have they acted on loans for HSBC historically. Where the answer to those is yes, then just clarify this with HSBC. Another option is to utilise our search tool and we should be able to find you a conveyancer in St Nicholas on the approved list for HSBC.