Our family lawyer has quoted £1400 for no move no fee conveyancing in Lytham St Annes. I am hoping to sell a newly refurbished detached home for £275,000. Are these estimated fees excessive? Is it above what I should be paying for conveyancing in Lytham St Annes?
The quote is slightly on the steep side. Where you are prepared to invest time contrasting prices you could get the conveyancing a bit cheaper by perhaps £100 plus VAT. That being said, you mightlive to rue choosing an an unknown conveyancer. Remember to check that the firm can act for your mortgage company. Do use our comparison tool to locate a Lytham St Annes conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Lytham St Annes.
we are a couple who intend to purchase a purpose built flat in Lytham St Annes with a loan from Nottingham Building Society.We would like to retain our Lytham St Annes conveyancing lawyer but Nottingham Building Society advised that she’s not listed on their approved list of firms. we are left little option but to use a Nottingham Building Society panel lawyer or retain our local solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Nottingham Building Society use our lawyer?
Unfortunately,no. The mortgage offered to you is subject to its various provisions, a common one being that lawyers will be on the Nottingham Building Society approved list. Until recently, most mortgage companies 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 lawyer to apply to be on the conveyancing panel for Nottingham Building Society
We had appointed conveyancers located in Lytham St Annes on the Nationwide solicitor approved list. They have just billed me a separate sum for dealing with the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. The fee is not dictated by Nationwide but by your Lytham St Annes conveyancer. Numerous firms on the Nationwide panel will levy an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
We are getting the release of further funds on our mortgage from UBS as we want to carry out improvements to our house in Lytham St Annes. Do we need to appoint a local Lytham St Annes solicitor on the UBS conveyancing panel to deal with the paperwork?
UBS would not normally require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
I can not work out if my lender requires a lease extension. I have called my Lytham St Annes building society branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Lytham St Annes conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancing practitioner is on the bank approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Lytham St Annes is the location of the property. Can you offer any opinion?
Flying freeholds in Lytham St Annes are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lytham St Annes you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lytham St Annes 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 premises.
We're new on the property ladder - had an offer accepted, yet the selling agent informed us that the vendor will only move forward if we instruct the agent's recommended lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in Lytham St Annes
We suspect that the owner is unaware of this request. If they want ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Contact the owners directly and explain that (a)you are genuine purchasers (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you will continue to use your own,trusted Lytham St Annes conveyancing solicitors - as opposed tothe ones that will provide their estate agent a referral fee or hit his conveyancing figures demanded by head office.
I have just started marketing my basement flat in Lytham St Annes.Conveyancing lawyers have not yet been instructed however I have just received a yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as normal because all rents and maintenance payments should be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process