We are due to exchange buying a house in Fulwood but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the vendor of three thousand pounds by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but Nationwide will not permit this. Should they have been informed?
Any lawyer being on the Nationwide approved list is obliged to advise Nationwide of any changes to the purchase price. If you were to refuse your lawyer to report the reduction to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new solicitor for your conveyancing in Fulwood.
The Fulwood conveyancing solicitors that I appointed last week on my house acquisition in Fulwood have without warning shut down. I only went with them because I needed a firm on the Aldermore conveyancing panel and my previous Fulwood lawyer was not. I sent them a cheque for £250 in advance. What are my options?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
What is your number one tip for finding a conveyancing solicitor in Fulwood
Do not opt for the cheapest Fulwood conveyancing quote. You really do get what you pay for when it comes to property lawyers. 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 know exactly what you’ll have to pay in ahead of the deal.
This question may be naive but I am unexperienced as a first time purchaser of a two bedroom flat in Fulwood. Do I receive the keys to the premises on the completion date from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Fulwood?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be invited to receive the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
I have instructed a Fulwood conveyancer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Fulwood postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Fulwood.
I note that there are debates on Chancel Insurance on online forums. Do I require this when purchasing a residence in Fulwood? or Apparently there is a law dating back centuries that means some homeowners living in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this a legitimate concern for conveyancing in Fulwood?
Unless a previous purchase of the house took place post 12 October 2013 you may take it that solicitors conducting conveyancing in Fulwood to continue to suggest a chancel search and or insurance against a claim.
I used Wolstenholmes several years ago for my conveyancing in Fulwood. Now, I need my documents however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Fulwood of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a flat up to £195,000 and found one near me in Fulwood I like with open areas and railway links in the vicinity, however it's only got 61 years on the lease. There is not much else in Fulwood for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage that many years will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.