Can the conveyancing solicitors identified via your search tool perform conveyancing in Seascale by way of an attended exchange?

We do have a number of conveyancing specialists carrying out attended exchanges. You should call us to obtain a costs illustration and details as to dates.

It is is a decade since I purchased my home in Seascale. Conveyancing solicitors have just been retained on the sale but I can't track down the title documents. Is this a problem?

You need not be too concerned. First the deeds may be retained by your lender or they may be archived with the conveyancers who acted in your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Seascale relates to registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.

There is lots of information on this site regarding conveyancing in Seascale but can you isolate your top tip for appointing the right conveyancer in Seascale

We would encourage you not to go for the lowest Seascale conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

When it comes to lenders such as Bank of Ireland, do Seascale solicitors incur a yearly amount to be on the conveyancing panel?

We are unaware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

Completion of my remortgage has taken place for my property in Seascale. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Back In 2009, I bought a leasehold house in Seascale. Conveyancing and Santander mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Seascale who acted for me is not around. Any advice?

First contact HMLR to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Seascale conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a 2 bed flat in Seascale, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Seascale with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2093

With 67 years unexpired we estimate the price of your lease extension to span between £10,500 and £12,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

Are there any apps to help search for a Seascale conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 25kilometers to attend the solicitor.

You can use the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Seascale and you will see a number of lawyer located nearest Seascale. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.