I decided to go with a Morecambe based lawyer for our conveyancing in Morecambe last week. Upon checking the Terms and Conditions I seeI am on the hook for costs even if the movedoes not go ahead. Would I be best advised to select a web based firm offering no completion no cost conveyancing in Morecambe?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the fee levels will generally be more expensive to cover those transactions that abort. Also remember that such promotions rarely protect you from disbursements for instance Morecambe conveyancing search fees.
Can your site be used to find a Conveyancing solicitor in Morecambe even where I’m not buying or disposing of a house, for example if I intend to buy an office in Morecambe with a mortgage from Platform Home Loans Ltd?
Our search tool is mainly utilised to locate domestic conveyancing solicitors in Morecambe but we have recorded towards the bottom of this page a few Morecambe commercial conveyancing firms. You will need to make contact with the solicitors directly to see if they can also act for Platform Home Loans Ltd
What happens if my lawyer’s firm is expelled from the UBS Conveyancing panel ahead of completing my conveyancing in Morecambe?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Me and my partner are buying a house in Morecambe. It might be a silly question but how we can trust a lawyer? At some point we have to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Can you point me to a directory of HSBC panel conveyancers in Morecambe on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few banks make their panel listings viewable over the internet. Where you are in need of a Morecambe lawyer on the HSBC please make the most of our tool.
I have a mortgage with Lloyds for my property in Morecambe. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
You must advise Lloyds in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel lawyer.
How does conveyancing in Morecambe differ for new build properties?
Most buyers of new build or newly converted property in Morecambe come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is ready to move into. This is because developers in Morecambe tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Morecambe or who has acted in the same development.
I opted to have a survey carried out on a property in Morecambe before instructing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders will refuse to grant a mortgage on such a home.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Morecambe. Conveyancing may be slightly more expensive based on your lender's requirements.