What is the first thing I need to know regarding purchase conveyancing in Skelmersdale?
Not many law firms or advisers will tell you this but conveyancing in Skelmersdale and elsewhere in Lancashire is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of room for friction between you and other parties involved in the legal transfer of property. For example, the vendor, estate agent and on occasion your bank. Choosing a lawyer for your conveyancing in Skelmersdale is a critical decision as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to protect your legal interests and to keep you safe.
Sometimes a third party with a vested interest will try and convince you that you should follow their advice. For instance, the property agent may claim to be helping by suggesting your solicitor is slow. Or your mortgage broker may try to convince you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties in the conveyancing process.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Skelmersdale. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 12/11/2024, the requirements read as follows :
My partner and I have arranged a further advance on our mortgage from Co-operative as we wish to carry out a loft conversion to our house in Skelmersdale. Are we obliged to appoint a bricks and mortar Skelmersdale solicitor on the Co-operative conveyancing panel to deal with the paperwork?
Co-operative don't usually appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.
My wife and I are in the throws of looking at apartments in Skelmersdale and I am now considering a potential offer. Should I already have a conveyancing practitioner appointed at this stage? I intend to finance via a mortgage with UBS.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
I am selling my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being difficult. The Skelmersdale solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry 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.
My wife and I have a semi-detached Edwardian house in Skelmersdale. Conveyancing practitioner acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for 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 Skelmersdale and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing solicitor who completed the work.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Skelmersdale is the location of the property. Can you shed any light on this issue?
Flying freeholds in Skelmersdale are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Skelmersdale 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 Skelmersdale may determine 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 property.
Is it simple use your search facility to select a conveyancing lawyer in Skelmersdale on the approved list for my bank?
First choose a bank such as Barclays , The Mortgage Works or Clydesdale then choose your location for instance Skelmersdale. Conveyancing organisations in Skelmersdale and beyond will then be listed.