My wife and I are buying a flat in Seaforth. I might seem paranoid but how we can trust a lawyer? At some point we have to put money into their account. What is the protection we have from them run away with our deposit?
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.
Is it the case that all Seaforth solicitor practices on the TSB conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
I am selling my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being a right pain. The Seaforth solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Seaforth differ for newly converted properties?
Most buyers of new build property in Seaforth contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Seaforth usually purchase the site, 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 conveyancers 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 Seaforth or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Seaforth is where the house is located. Can you offer any guidance?
Flying freeholds in Seaforth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Seaforth you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seaforth 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.
I am using a search engine for the phrase on line conveyancing in Seaforth it reveals numerous property lawyersin the area. How do I determine which is the right property lawyer for me?
The ideal way of finding a suitable conveyancer is through a trusted referral, so enquire of friends and family who have bought a property in Seaforth or the reputable estate agent or financial adviser. Charges for conveyancing in Seaforth differ, so it's sensible to request at least four fee calculations from different property lawyers. Dont forget to clarify that the charges are assured not to to be inflated.
I today plan to offer on a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have since discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Seaforth. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Seaforth ?
The majority of houses in Seaforth are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Seaforth so you should seriously consider shopping around for a Seaforth conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’sconsent to carry out changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your solicitor will appraise you on the various issues.
I am the registered owner of a 2 bed flat in Seaforth, conveyancing formalities finalised 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Seaforth with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2081
With just 56 years unexpired the likely cost is going to be between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
My estate agent has recommended their property lawyer for our conveyancing in Seaforth - Is it not simpler advisable to just instruct them?
It is worth checking if the selling agent is recommending a conveyancer or introducing to a conveyancing practitioner. There are plenty of Seaforth estate agents who recommend two or three Seaforth conveyancing firms and get nothing from it.