Having been told to check out your site we were about to use a conveyancing solicitor in Seascale found using your search tool but have come across some other costs illustrations via the web look less expensive – how come?
One can find plenty of solicitors marketing what appear to be the cheapest conveyancing in Seascale. You should think long and hard about how much you respect your own move to you are willing to be penny wise pound foolish with regard to the standard of the conveyancing. Many of them accentuate a bargain fee to catch your eye but conceal supplemental charges in the small print..
Finally the sale completed on my house in Seascale last February but the buyer keeps SMS messaging daily to moan that their solicitor is waiting to hear from mylawyer. What should my lawyer have done now that I have sold?
Post completion of your disposal your conveyancer is obliged to deliver the transfer deeds and all of the paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer must also send confirmation that the legal charge in favour of the lender has been paid off to the buyers solicitors. There is unlikely to be post completion formalities just for conveyancing in Seascale.
We wanted to use a conveyancing solicitor in Seascale for our home move. Our broker informed us that our bank The Mortgage Works won't deal with them. Why is this not regarded as unfair competition?
A bank may direct that an approved solicitor act for it. Borrowers are expected to meet the charges for this. Please make use of our directory service to locate a solicitor to conduct conveyancing in Seascale on the The Mortgage Works member panel.
A friend informed me that in buying a property in Seascale there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Seascale which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Seascale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously instructed solicitors located in Seascale on the UBS solicitor panel. They have just invoiced me a further sum for dealing with the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer can charge a fee for this. This fee is not dictated by UBS but by your Seascale property lawyer. Plenty of firms on the UBS panel will charge ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Seascale solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
About to purchase a new build apartment in Seascale. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Seascale
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Builders have put forward a solicitor and I've sought a quote from them. They are nearly £250 cheaper than my own Seascale lawyer. What's the catch?
Developers normally have panels of lawyers who are quick and who know the seller’s paperwork and lawyer. Plenty of developers offer an incentive to select their approved conveyancing practitioner for this reason, any increased charges can be avoided and a builder will not recommend a conveyancing warehouse and run the risk of having the transaction delayed when they need an exchange in 28 days. A counter-argument for not agreeing to use the suggested solicitor is that they may be unwilling to fight for your interests for fear of upsetting the developer. Where you have concerns that this may be the case you should stick with your local Seascale lawyer.