I am in need of a property lawyer. Should I go for for an online conveyancer or a high street Lancashire conveyancing lawyer?
Lancashire is a special area, where regional know-how helps. The relaxed pace of life has it’s attractions – but not when it comes to your conveyancing. The conveyancers that we list display wide Lancashire knowledge with a proactive, can doapproach that ensures the conveyancing to progress without delay. It will certainly help where they can make use of long term relationships with financial advisers, local authorities, surveyors and counterpart Lancashire conveyancing firms
How up to date is your search tool for Lancashire conveyancing solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Lancashire conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
Completion of my purchase has taken place for my property in Lancashire. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my apartment. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being difficult. The Lancashire solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a apartment in Lancashire. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Lancashire property lawyer is on the Barclays conveyancing panel.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Lancashire I like with open areas and station nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Lancashire suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
My husband and I are four weeks into a residential purchase having been directed to solicitors by the estate agent to handle our conveyancing in Lancashire. I am not happy. Could you help me find new lawyers?
They would need to be really poor to suggest changing them. Has the loan offer been sent? In the event that it has you will need to make them aware of the new contact details and have the mortgage documents are issued to the new lawyers. The solicitor ideally needs to be on the banks approved list to avoid supplemental charges and complications. So that should be your first question of the new conveyancers. Our find a solicitor tool should help you find a bank approved lawyer for your conveyancing in Lancashire
My lawyer in Lancashire is asking me for proof of ID documents stating that this forms part of his retainer as a conveyancer on the mortgage company Conveyancing panel. Can this be correct?
Anti-terror and anti-money-laundering rules require Lancashire conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements