My wife and I are purchasing a newly constructed flat in Skelmersdale and my solicitor is advising me that she has to the bank to reveal incentives from the developer. I am on a tight deadline to exchange and I would rather not delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Can your site be used to locate a Conveyancing solicitor in Skelmersdale even where I’m not purchasing or disposing of a house, for instance where I intend to acquire an office in Skelmersdale with a mortgage from TSB?
Our comparison service is primarily there to select residential conveyancing solicitors in Skelmersdale but we have recorded towards the end of this page a few Skelmersdale commercial conveyancing firms. You will need to enquire with the firm directly to check if they can also act for TSB
I happen to be the single recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in Skelmersdale. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the house in May. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most lenders would take a practical view as this provision chiefly exists to capture the purchase and immediately sell or the wholesaling and assigning of property.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Skelmersdale solicitor on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Skelmersdale solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
I am buying a house and the conveyancer has mentioned Chancel Repair for which the property could be obligated to contribute to as it falls into the area of such a church. She has suggested insurance. Is this strictly required for conveyancing in Skelmersdale
Unless a previous acquisition of the house took place after 12 October 2013 you could expect solicitors delivering conveyancing in Skelmersdale to continue to advocate a chancel search and or insurance against a claim.
I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Skelmersdale I like with amenity areas and station in the vicinity, however it only has 49 years unexpired on the lease. There is not much else in Skelmersdale in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan the shortness of the lease may be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
I am one month into a leasehold purchase having been directed to a firm by the local agent to execute conveyancing in Skelmersdale. I am am extremely frustrated with the quality of service. Can you help me find new solicitors?
They would have to be really bad to suggest changing them. Has your mortgage been sent? In the event that it has you will need to inform them of the replacement conveyancer and have the mortgage documents are re-sent. Your new conveyancer needs to be on the mortgage company approved list to avoid escalating costs and delays. That should be your starting point. The find a solicitor tool will assist you in finding a lender approved solicitor for your conveyancing in Skelmersdale