My Skelmersdale conveyancer has spotted an inconsistency between the assumptions in the home valuation survey and what is revealed within the legal papers for the property. My lawyer has advised that he is obliged to ensure that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My wife and I are in the throws of looking at houses in Skelmersdale and I am about to put in an offer. Should I already have a solicitor appointed at this stage? I am planning to take a mortgage with RBS.
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 EA. As you are seeking a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
I am currently in the process of buying my council flat in Skelmersdale. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I currently have a mortgage with Skipton for my property in Skelmersdale. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
Your original mortgage agreement with Skipton will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel solicitor.
Will my conveyancer be raising questions regarding flooding as part of the conveyancing in Skelmersdale.
The risk of flooding is if increasing concern for solicitors dealing with homes in Skelmersdale. There are those who buy a property in Skelmersdale, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a various searches that may be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Skelmersdale. The standard information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to discover if the premises has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the seller, then a purchaser may commence a claim for damages as a result of such an incorrect response. The buyer’s lawyers should also order an environmental report. This will reveal if there is a recorded flood risk. If so, further inquiries will need to be initiated.
I used Arc property Solicitors several years past for my conveyancing in Skelmersdale. Now, I need my documents however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Skelmersdale of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am selling my property. My former solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Skelmersdale if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Skelmersdale. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
I am looking at a couple of maisonettes in Skelmersdale which have in the region of fifty years unexpired on the leases. Will this present a problem?
There are plenty of short leases in Skelmersdale. The lease is a right to use the premises for a period of time. As the lease shortens the saleability of the lease deteriorates and results in it becoming more expensive to acquire a lease extension. This is why it is advisable to extend the lease term. It is often difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We recommend you get professional assistance from a conveyancer and surveyor with experience in this arena.
Leasehold Conveyancing in Skelmersdale - Examples of Queries before buying
-
The prefered form of lease arrangement is a share of the freehold. In this arrangement the tenants enjoy control and even though a managing agent is often retained where it is bigger than a house conversion, the managing agent is directed by the tenants. This question is important as a) areas could result in problems for the block as the common areas may begin to deteriorate if maintenance remain unpaid b) if the leaseholders have an issue with the running of the building you will wish to have all the details Does the lease have in excess of 82 years unexpired?