Recently contacted my conveyancing solicitor in Lancashire who completed the legal work two years ago and wanted a conveyancing costs illustration based on the same type of home move (a leasehold property and a freehold property) of almost identical values with a home loan from Leeds Building Society. I am now being charged double. Stick with what I know or should I seek out a cheaper internet firm of conveyancing solicitor?
The estimate fees are a bit high. If you are prepared to invest time contrasting charges you may be able to get the conveyancing a bit cheaper by say a hundred pounds. That being said, assuming were happy with the legal work the firm offered you couldlive to regret choosing an an unknown lawyer. Remember to check the conveyancer can represent Leeds Building Society. Do make use of our search tool to select a Lancashire conveyancing firm on the Leeds Building Society conveyancing panel, which can often include conveyancing solicitors in Lancashire.
Should conveyancers request money up-front when it comes to conveyancing in Lancashire?
If you are buying a property in Lancashire your lawyer will ask you to provide them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the total price then this should be required immediately prior to contracts are exchanged. The closing balance that is needed will be payable a few days ahead of the completion date.
My fiance and I wish to acquire a newbuild apartment in Lancashire with a homeloan from Chelsea Building Society.We use our Lancashire conveyancing practitioner but Chelsea Building Society advised that he's not on their "panel". we are left little option but to use a Chelsea Building Society panel lawyer or keep our high street solicitor and fork out for a Chelsea Building Society panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage offered to you contains various provisions, one of which will be that lawyers will be on the Chelsea Building Society approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Chelsea Building Society
We are purchasing a victorian detached house in Lancashire. We would like to convert the garage to an office at the property.Will legal due diligence on the property include enquiries to ascertain if these works were previously refused?
Your conveyancer will review the deeds as conveyancing in Lancashire can occasionally reveal restrictions in the title documents which restrict categories of changes or necessitated the consent of a 3rd party. Certain additions need local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
My wife and I are in the process of viewing flats in Lancashire and I am about to put in an offer. Is it best to have my property lawyer on ‘stand by’? I am planning to take a home loan with HSBC.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are taking out a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being a right pain. The Lancashire solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
As co-executor for the will of my father I am disposing of a residence in Monmouth but live in Lancashire. My conveyancer (who is 250 kilometers from mehas requested that I sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Lancashire who can attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Lancashire based