We are planning to acquire a house and require a conveyancing solicitor in Seaforth who is on the RBS approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Seaforth.
I am assisting my step-mother sell her flat in Seaforth. Does the conveyancer commission an energy performance certificate or do I organise this?
After the demise of Home Packs, energy performance certificates was retained a mandatory part of selling a property. An energy assessment must be to hand before the property is marketed. This is not something that lawyers normally arrange. If you are instructing a Seaforth conveyancing practitioner they might be willing to arrange EPC’s due to their contacts with reputable Seaforth providers
I am selling my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being pedantic. The Seaforth solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
Santander have agreed my home loan in principle, my offer on a house in Seaforth has been agreed to, now what?
Your estate agent will want to know who your solicitors are (be sure the property lawyers are on the bank’s approved list). Telephone Santander or the financial adviser and finalise any appropriate documentation. Santander will sellect a valuer who will get in contact with the selling agent or vendor to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Santander will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Seaforth.
Should commercial conveyancing searches disclose impending roadworks that could impact a commercial land in Seaforth?
Many commercial conveyancing solicitors in Seaforth will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Seaforth. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Seaforth.
For every commercial conveyancing transaction in Seaforth it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Seaforth commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Seaforth.
My business partner and I are wishing to lease a unit on a shopping parade. Can you recommend solicitors offering no-move-no charges for non-domestic conveyancing in Seaforth for less than £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Seaforth, including the sale and acquisition of businesses as well as simply premises. Whether you are looking to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we will find you the right lawyer. As for the fees this will depend on the structure and complexity of the deal. Please provide us with your details or phone so as to enable us to provide you with comprehensive commercial conveyancing calculation.
Do you have any top tips for leasehold conveyancing in Seaforth with the purpose of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Seaforth can be reduced if you instruct lawyers the minute your agents start marketing the property and request that they start to put together the leasehold information needed by the buyers’ solicitors. A minority of Seaforth leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. You may think that you are aware of the number of years left on your lease but you should verify this via your solicitors. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is under 80 years. It is therefore important at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is ongoing. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic rather than ongoing.
I acquired a garden flat in Seaforth, conveyancing was carried out 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Seaforth with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2101
With just 76 years unexpired the likely cost is going to be between £8,600 and £9,800 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
My lawyer in Seaforth is asking me for identification documents stating that this is part of his requirements as a solicitor on the lender Conveyancing panel. Am I being spun a yarn?
Anti-terror and anti-money-laundering rules require Seaforth conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements