My wife and I are buying residence in Morecambe. My property lawyer has never been on on the lender solicitor panel. Is it possible for me to appoint my Morecambe conveyancing solicitor notwithstanding that they are excluded from the lender panel of approved conveyancing solicitors?
You have a couple of alternatives available to you here
- Carry on with your preferred Morecambe conveyancer but your lender will no doubt instruct a solicitor on their approved list. This will result in additional charges together with probable interruption.
- Appoint a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Appeal to your solicitor to seek to join the mortgage company panel
I have given 8 weeks notice to my existing landlord and have to leave my let out property in Morecambe by the end of next month. Conveyancing for my house purchase is underway. How realistic is it to complete in three weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to give notice on a rental unless exchange of contracts has taken place. If you have not already done so, update to your solicitor and urge them to they apply pressure on the other side, try to get a realistic time scale from them that all parties will aim to achieve
I appreciate that there are debates on Chancel Insurance on online forums. Do I require this when purchasing a house in Morecambe? or I am told that there is a law dating back centuries that means some house owners living in a parish church boundary may be liable to pay for maintenance towards the chancel within the church. Is this applicable for conveyancing in Morecambe?
Unless a prior purchase of the premises took place post 12 October 2013 you could assume that solicitors handling conveyancing in Morecambe to remain recommending a chancel search and or chancel repair liability policy.
What does commercial conveyancing in Morecambe cover?
Morecambe conveyancing for business premises incorporates a broad range of guidance, offered by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
Should I appoint a Morecambe conveyancing lawyer based in the area that I am hoping to buy? I have an old university friend who can carry out the conveyancing but his firm is located a couple of hundredkilometers away.
The benefit of a local Morecambe conveyancing practice is that you can visit the firm to sign paperwork, present your identification documents and apply pressure on them if necessary. Having local Morecambe know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were happy that must trump using an unknown Morecambe conveyancing solicitor solely due to them being Morecambe based.
I've recently bought a leasehold flat in Morecambe. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Morecambe Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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It is important to be aware if a new roof is being put on or some other major work is pending that will be shared between the tenants and could well materially increase the the maintenance costs or result in a specific invoice. What prohibitions are contained in the Morecambe Lease?