Me and my partner are buying a 2 bedroom apartment in Seascale and Sellafield with a mortgage. We wish to retain our Seascale and Sellafield solicitor, but the lender says she’s not on their "panel". It appears that we have no choice but to appoint one of the mortgage company panel conveyancing practices or retain our Seascale and Sellafield solicitor and pay for one of their panel ones to represent them. This feels very unfair; are we not able to insist that the mortgage company use our Seascale and Sellafield lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Seascale and Sellafield conveyancing solicitor to apply to be on the conveyancing panel.
Can the conveyancing solicitors via your comparison service conduct conveyancing in Seascale and Sellafield by way of an attended exchange?
There are a few conveyancing specialists carrying out attended exchanges. Please contact us to secure a conveyancing quote and details as to availability.
I have recentlybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Seascale and Sellafield for a purchase of a freehold house 18 months ago. How can I be sure that my home is not still registered in the name of the previous owner?
The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Seascale and Sellafield conveyancing specialists.
Given that I will soon spend £400,000 on a house in Seascale and Sellafield I wish to have a conversation with the solicitor regarding theconveyancing prior to instructing the firm. Can this be arranged?
We could not agree more - we would be delighted to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your property ownership legalities in Seascale and Sellafield.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Seascale and Sellafield should be the amount on the final invoice that you end up paying.
I am employed by a busy estate agent office in Seascale and Sellafield where we see a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Seascale and Sellafield conveyancing solicitors. Please can you confirm whether the vendor of a flat can start the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Seascale and Sellafield Leasehold Conveyancing - A selection of Queries before Purchasing
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The best form of lease arrangement is where the freehold title is owned by the leaseholders. In this arrangement the tenants have being in charge if their destiny and even though a managing agent is often retained where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. You should be aware if it is less than 80 years it will impact the value of the apartment. Check with your bank that they are content with the length of the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and you need to have some idea of what this would cost. For most Seascale and Sellafieldlease extensions you would be be obliged to have been the owner of the property for a couple of years in order to be eligible to exercise a lease extension. How is the lease structured?
Our financial adviser has recommended their conveyancing practitioner for my conveyancing in Seascale and Sellafield - Surely it’s advisable to just instruct them?
It is worth checking if the estate agent is recommending a property lawyer or introducing to a solicitor. There are plenty of Seascale and Sellafield estate agents who recommend two or three Seascale and Sellafield conveyancing firms and get nothing from it.