My financial adviser requires my Seascale law firm’s panel member for the Santander conveyancing panel. What is the best way to find this out. I have e-mailed my local Seascale branch but they have not got back to me yet.
You are best placed to get this information from your Seascale lawyer . Most Seascale conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
Can your site be used to locate a Conveyancing solicitor in Seascale even where I’m not buying or selling a house, for instance if I wish to acquire a shop in Seascale with a loan from Skipton Building Society?
The service is mainly there to help choose residential conveyancing solicitors in Seascale but we have recorded at the end of this page some Seascale commercial conveyancing firms. You will need to make contact with the solicitors directly to see if they can also act for Skipton Building Society
I have decided to exercise my right to buy my property in Seascale off the council. I have a mortgage agreed with TSB. Conveyancing is new to me. 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 TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I currently have a mortgage with Yorkshire BS for my property in Seascale. Conveyancing has been completed some time 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 buy-to-let mortgage or inform Yorkshire BS?
You must advise Yorkshire BS in advance of letting out your property as this is likely to be a breach of Yorkshire BS’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 Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel firm.
I am selling my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being difficult. The Seascale solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
Me and my brother own a renovated Victorian house in Seascale. Conveyancing solicitor represented me and Chelsea Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Seascale and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing lawyer who carried out the work.
I am thinking of appointing a conveyancing solicitor in Seascale for my sale. Is it possible to review a firm’s complaints history with the legal regulator?
Anyone can search for presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.
A conveyancing company acted on my conveyancing in Seascale seven years ago having retained my title documents but has since been shut down – What steps do I now take to get hold of these?
Title deeds, as such, are no longer appropriate for most homes in Seascale are registered electronically at Land Registry. Should you need to show ownership or are selling or re-mortgaging your conveyancer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.