We note that you have a search directory listing solicitors on the Nationwide conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Arnside?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Arnside.
Is it the case that all Arnside solicitors on the Clydesdale conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
We are getting the release of further funds on our mortgage from Yorkshire BS as we want to conduct renovations to our house in Arnside. Are we obliged to select a bricks and mortar Arnside solicitor on the Yorkshire BS conveyancing panel to handle the legals?
Yorkshire BS don't usually instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.
I recently had an offer agreed on an apartment in Arnside. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £150. A few days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am intent on selling our home in Arnside and according to the buyers it appears that there is a risk of it being built on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Arnside. Having lived in Arnside for 4 years we know of no issue. Do we get in touch with our local Authority to obtain clarification need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You need to 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 health insurance to cover that same illness)
How does conveyancing in Arnside differ for new build properties?
Most buyers of new build property in Arnside contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Arnside usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Arnside or who has acted in the same development.
How straightforward is it to use the search app to locate a conveyancing solicitor in Arnside on the panel for my bank?
1st pick a lender such as Nationwide Building Society, The Mortgage Works or Nottingham Building Society then choose your preferred area for instance Arnside. Conveyancing organisations in Arnside and nationally should be listed.
Do you have any advice for leasehold conveyancing in Arnside from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Arnside can be bypassed if you appoint lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation which will be required by the buyers’ conveyancers. If you have had any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is ongoing. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to reveal the dispute as historic rather than ongoing. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Arnside leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence from the Landlord approving such works. If you dont have the consents in place do not communicate with the landlord without checking with your conveyancer in advance. Many freeholders or Management Companies in Arnside charge for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management pack sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Arnside.
I purchased a basement flat in Arnside, conveyancing was carried out January 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Arnside with a long lease are worth £191,000. The ground rent is £55 charged once a year. The lease runs out on 21st October 2079
With 54 years unexpired we estimate the price of your lease extension to range between £32,300 and £37,400 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.