My fiance’s dad is a solicitor. I suspect that I'll be able to get friends and family pricing for conveyancing, However if that does not come through, what kind of figure should I be expecting for conveyancing in Seaforth?
It’s sensible to get 3 or more like-for-like conveyancing estimates. Do use our comparison tool on this site. Whilst fees may vary but service levels do are distinct between property lawyers as is the case with the vast majority of professional services.
The Seaforth conveyancing solicitors that I appointed last week on my house acquisition in Seaforth have without warning shut down. I only went with them because I needed a solicitor on the Bank of Ireland conveyancing panel and my preferred Seaforth lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
I am assisting my sister sell her house in Seaforth. Does the conveyancing solicitor order the EPC or it is for the seller to coordinate?
Following the demise of Home Packs, EPC’s became a compulsory component of selling a property. An energy performance certificate needs to be commissioned before the property is marketed. This is not a task that law firms normally arrange. If you are using a Seaforth conveyancing practitioner they may be willing to arrange EPC’s due to their contacts with reputable Seaforth accredited person
I am the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Seaforth. The Seaforth property was put into my name in December. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the house in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most banks would take a sensible view as this requirement is principally there to identify subsales or the flipping of property.
I am currently in the process of buying my council flat in Seaforth. I have a mortgage offer with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when acquiring a property in Seaforth?
Unless a previous acquisition of the house completed post 12 October 2013 you could assume that lawyers carrying out conveyancing in Seaforth to remain encouraging a chancel search and or insurance against a claim.
I used Wolstenholmes a few years ago for my conveyancing in Seaforth. I now require my papers however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Seaforth of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My father-in-law mentioned that before selecting a conveyancing lawyer they must be approved by your bank. It happens to be my first house move but I have an offer in principle from Birmingham Midhshires and I already have a family conveyancing solicitor in Seaforth in place. Will Nat West Bank insist on an approved lawyer to be used? If so, where do I find that list so I can choose a conveyancing lawyer in Seaforth?
You should instruct a solicitor that is on the Nat West Bank panel. The first thing to do is telephone your preferred Seaforth conveyancing lawyer to check if they are on the Nat West Bank panel. If they are not on the panel you have numerous choices open to you here:
- Carry on with your preferred Seaforth property lawyer but Nat West Bank will need to use a solicitor from their approved panel. The net impact is additional fees together with probable delay.
- Get a new lawyer to conduct the conveyancing, obviously checking they are on the Nat West Bank conveyancing panel.
- Appeal to your conveyancer to apply to join the bank panel.