We note that you have a post code search directory identifying solicitors on the Leeds Building Society conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Arnside?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Arnside.
We are getting a further advance on our mortgage from UBS as we wish to carry out a loft conversion to our property in Arnside. Are we obliged to select a nearby Arnside solicitor on the UBS conveyancing panel to handle the legals?
UBS would not normally instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Arnside conveyancer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Arnside solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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 Arnside 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.
Do I need to take out insurance to cover chancel repairs when buying a property in Arnside?
Unless a prior purchase of the house completed post 12 October 2013 you may take it that lawyers handling conveyancing in Arnside to continue to propose a a chancel search and or chancel repair liability policy.
I have justdiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Arnside for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Arnside conveyancing specialists.
If all goes to plan we aim to complete the disposal of our £375,000 flat in Arnside next week. The landlords agents has quoted £312 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Arnside?
Arnside conveyancing on leasehold apartments normally results in administration charges invoiced by managing agents :
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Completing pre-exchange questions
Where consent is required before sale in Arnside
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I acquired a 1st floor flat in Arnside, conveyancing was carried out in 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Arnside with an extended lease are worth £186,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2077
With only 52 years unexpired the likely cost is going to be between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. 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 taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
I need to find a lender panel solicitor in Arnside. Could you help me?
It is not clear why you need a Arnside panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Arnside are on their panel . If you do find such a firm in Arnside not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site