What is the best way of choosing a reasonably priced conveyancing in New Brighton?
Option 1 is to ask the people you trust who they used in the past and if they were happy with the service.
Second, use a search tool on the internet for conveyancing in New Brighton. Ring two or three from the list and ask them to forward you their conveyancing fee calculations and discuss your needs with the solicitor who will conduct the legal process beforemaking your choice.
Third is to make use of our search tool to help you find the right lawyers for you based on your personal expectations including the type of property,timings, complexity and who the proposed mortgage company is. Don't take the bait of £100 conveyancing in New Brighton
I have given 8 weeks notice to my current landlord and have to vacate my rented property in New Brighton by 16/12/2025. Conveyancing for my house purchase is underway. How realistic is it to complete in three weeks as I wish to avoid having to find temporary accommodation?
It is unwise to give notice for your lease until you have exchanged. Assuming that you have not already done so, notify to your solicitor and urge them to they chase the owners side, try to get a realistic time scale from them that all parties will work towards
I am purchasing a 4 bedroom semi-detached house in New Brighton. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve investigations to ascertain if these alterations are permitted?
Your property lawyer should check the registered title as conveyancing in New Brighton will sometimes identify restrictions in the title deeds which restrict certain changes or necessitated the permission of another owner. Some works need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I have a mortgage with Virgin Money for my property in New Brighton. Conveyancing has been completed 12 months ago. Should I wish 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 Virgin Money?
Your original mortgage agreement with Virgin Money will provide that you need their approval prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money 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 Virgin Money directly. You need not do this via a Virgin Money conveyancing panel solicitor.
I recently had an offer agreed on a house in New Brighton. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £225. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am close to exchanging contracts on the sale of our house in New Brighton and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street New Brighton lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing firm as opposed to a conveyancing solicitor in New Brighton. We have lived in New Brighton for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to 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)
I'm buying my first flat in New Brighton benefiting from help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not reveal to my solicitor about this extras as it would adversely affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a property in New Brighton prior to instructing lawyers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies may refuse to issue a loan on this type of house.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in New Brighton. Conveyancing will be smoother if you use a solicitor in New Brighton especially if they are familiar with such properties in New Brighton.