We note that you have a post code search directory listing law firms on the Santander conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Broughton?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Broughton.
Is it correct that all Broughton CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing list of approved firms?
It is true that some lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
We expect to receive a OIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Broughton solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Broughton solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Broughton solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Broughton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My wife and I are close to exchanging contracts on the sale of our property in Broughton and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers are using an online conveyancing practice rather than a conveyancing solicitor in Broughton. Having lived in Broughton for many years we know that this is a non issue. Should we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
It has been 3 months since my purchase conveyancing in Broughton completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a ground for flat up to £195,000 and found one close by in Broughton I like with a park and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Broughton for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
My business partner and I are intending to lease a unit on a shopping parade. Can you recommend lawyers offering fixed charges for commercial conveyancing in Broughton for less than £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Broughton, including the disposal and acquisition of businesses as well as simply property. Whether you are hoping to buy or lease a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. Regarding the fees these will vary based on the structure and heads of terms of the proposed transaction. Let us have your contact information or phone so as to enable us to supply you with a fixed commercial conveyancing quote.