How do I investigate if the solicitor handling my conveyancing in Seascale and Sellafield is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Platform Home Loans Ltd thus spending £175.00 in supplemental conveyancing invoice.
Please do make the most of the find a conveyancing panel solicitor tool on this site. Pick the lender and type ‘Seascale and Sellafield’ or your location and you will see a number of lawyer offices in Seascale and Sellafield or by proximity to you.
I am helping my sister sell her property in Seascale and Sellafield. Does the conveyancing solicitor order an energy performance certificate or it is for the seller to see to?
Following the abolition of Home Information Packs, EPC’s became a compulsory element of selling a house. An energy assessment should be to hand prior to the property being marketed. It is not something that conveyancers normally arrange. Where you are instructing a Seascale and Sellafield conveyancing solicitor they may be willing to arrange energy performance certificates given their contacts with long established Seascale and Sellafield providers
I just bought a property at auction in Seascale and Sellafield. Conveyancing is required. What are my next steps?
Given that you have now exchanged you must retain a conveyancing solicitor as a matter of priority as you will have a fast approaching a drop dead date to complete the deal. All auction property should have a corresponding auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You must hand this to the solicitor working for you ASAP. Do make sure that that you have the requisite funding in order to complete on the date specified in the contract.
I am expecting a OIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Seascale and Sellafield solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Seascale and Sellafield solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
My wife and I own a semi-detached Georgian house in Seascale and Sellafield. Conveyancing practitioner acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Seascale and Sellafield and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing lawyer who carried out the work.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Seascale and Sellafield is the location of the property. Is there any guidance you can give?
Flying freeholds in Seascale and Sellafield are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Seascale and Sellafield you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seascale and Sellafield 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 residence.
In sourcing the internet for the term on line conveyancing in Seascale and Sellafield it reveals numerous conveyancerslocally. How do I determine which is the right property lawyer for me?
The best way of choosing a suitable conveyancer is via personal referral, so enquire of friends and family who have bought a property in Seascale and Sellafield or a local estate agent or financial adviser. Charges for conveyancing in Seascale and Sellafield differ, so it's sensible to obtain a minimum of four fee estimates from different conveyancers. Be sure to secure confirmation that the costs are guaranteed not to increase.
Last November I purchased a leasehold flat in Seascale and Sellafield. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a 1st floor flat in Seascale and Sellafield, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Seascale and Sellafield with a long lease are worth £202,000. The ground rent is £60 levied per year. The lease terminates on 21st October 2082
With just 57 years remaining on your lease we estimate the price of your lease extension to span between £28,500 and £33,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.