Find a Lender-Approved Local Conveyancer in Grange Over Sands

Ready to buy a new home? Find a law firm approved by your lender.

You can try and find the cheapest conveyancing solicitors in Grange Over Sands but be careful as you may get what you pay for.

Top 5 reasons to use our service to assist you choose a local conveyancing solicitor in Grange Over Sands

  • 1 Low cost packages from online conveyancers might seem attractive. However, these companies are often based hundreds of kilometers away with little appreciation of the factors that affect property transactions in Grange Over Sands
  • 2 Grange Over Sands solicitor are the key to a successful Grange Over Sands home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your move
  • 3 On the balance of probabilities the other side’s lawyers have offices in Grange Over Sands - if so both parties are likely to be on good working terms
  • 4 Lawyer conveyancing lawyers have valuable personal links with Grange Over Sands estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 5 Retaining the services of a a family Solicitor on the whole results in a more personalised service. Sometimes when dealing with a an online conveyancing factory, your transaction is dealt with by a team of people who check what is happening on the file by determining whether the ‘computers says no’.

Examples of recent conveyancing in Grange Over Sands since December 2022*

Recently asked questions about conveyancing in Grange Over Sands

Is the fact that my conveyancer in Grange Over Sands is not identified on my lender's solicitor panel that there is a problem with the standard of her work?

That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Grange Over Sands conveyancing firm and enquire why they are no longer on the approved list for your lender.

I purchased a freehold house in Grange Over Sands yet charged rent, why is this and what is this?

It is rare for properties in Grange Over Sands and has limited impact for conveyancing in Grange Over Sands but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

When it comes to mortgage companies such as Santander, do Grange Over Sands property lawyers incur an annual charge to be on the conveyancing panel?

We are not aware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I am buying a property in Grange Over Sands. An unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is UBS your lawyer must comply with the formal requirements set out in Part two of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease does not comply with these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to Grange Over Sands.

We were going to get a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Grange Over Sands solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Grange Over Sands solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

I need some fast conveyancing in Grange Over Sands as I am faced with an ultimatum to sign on the dotted line within one month. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are not obtaining a mortgage you are at liberty not to do searches although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Grange Over Sands the following are instances of issues that can be revealed and therefore impact future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

Are there restrictive covenants that are commonly identified as part of conveyancing in Grange Over Sands?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Grange Over Sands. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I need to instruct a conveyancing solicitor for my conveyancing in Grange Over Sands. I've chance upon a web site which looks to be the perfect answer If it is possible to get all this stuff completed via email that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Last updated

Sample of conveyancing solicitors in Grange Over Sands regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Grange Over Sands but also conveyancing throughout England and Wales.

  • Shirley M Evans Solicitor Limited, 5 Lowther Gardens, Grange-over-Sands, Cumbria, LA11 7EX
  • Gedye & Sons (solicitors) Limited, Chancery House, Kents Bank Road, Grange-over-Sands, Cumbria, LA11 7HD
  • Poole Townsend T/a Ian N Gunby & Co, 4 Park Road, Milnthorpe, Cumbria, LA7 7AB

Residential Landlord and Tenant Conveyancing solicitors in Grange Over Sands

The list below is a small selection of solicitors in Grange Over Sands practicing in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on service charge disputes and the right to manage

  • Shirley M Evans Solicitor Limited, 5 Lowther Gardens, Grange-over-Sands, Cumbria, LA11 7EX
  • Gedye & Sons (solicitors) Limited, Chancery House, Kents Bank Road, Grange-over-Sands, Cumbria, LA11 7HD
  • Poole Townsend T/a Ian N Gunby & Co, 4 Park Road, Milnthorpe, Cumbria, LA7 7AB

Whether you are going through a divorce or separation or simply wish to transfer your property to someone else, transfer of equity conveyancing in Grange Over Sands has some of the following tasks:

  • Taking instructions from parties involved
  • Collating the documents evidencing the title to the property
  • Representing mortgage company (where applicable)
  • Negotiating the terms of the transaction
  • Drafting Transfer or approving the Transfer deed
  • Agreeing amendments to the draft Transfer
  • Corresponding with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing monies to the appropriate parties
  • Completing and submitting to HMRC the correct Land Tax forms and payment
  • Registering the transfer of ownership and the mortgage (if appropriate) at the HMLR.

Neighboring Locations

Kendal
Ulverston
Grange Over Sands
Arnside
Milnthorpe
Heysham
Morecambe
Carnforth
Lancaster

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.