We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to use a local conveyancing solicitor in Liversedge?
Do check but the chances are that appoint one of their panel conveyancers should you accept the "fee-free" deal. Call the mortgage company and explore if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Liversedge.
We are selling our home in Liversedge and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Liversedge lawyer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Liversedge. Having lived in Liversedge for many years we know of no issue. Should we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should check with 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 health insurance to cover that same sickness)
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who did the conveyancing in Liversedge 5 years ago are no longer around. What are my next steps?
Nowadays there are duplicates made of almost everything, and your conveyancer will know exactly where to look for all the suitable paperwork so you may buy or dispose of your house without a hitch. If duplicates are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities against future claims on the premises.
I opted to have a survey done on a property in Liversedge before instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies may not grant a mortgage on such a property.
It depends who your proposed lender is. Santander has different requirements from Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Liversedge. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I better off to appoint a Liversedge conveyancing solicitor based in the location that I am buying? We have a good friend who can deal with the legal formalities but her office is over three hundred kilometers drive away.
The primary upside of using a local Liversedge conveyancing firm is that you can visit the firm to execute paperwork, present your identification documents and pester them if necessary. They will also have local insight which is a bonus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were content that must surpass using an unfamiliar Liversedge conveyancing lawyer solely due to them being local.
Can you offer any advice when it comes to finding a Liversedge conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Liversedge conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Liversedge conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
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What are the costs for lease extension work? Can they put you in touch with clients in Liversedge who can give a testimonial?
Liversedge Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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You should be aware if it is no more than 80 years it will have adverse implications on the salability of the property. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of what this would cost. For most Liversedgelease extensions you will need to own the premises for two years in order to be eligible to carry out a lease extension. Does the lease include onerous restrictions? Who takes responsibility for maintaining and repairing the block?