We see that you have a search directory identifying law firms on the Co-operative conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Lancaster?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Lancaster.
I am selling my home in Lancaster. Will the conveyancer have to be on the Virgin Money conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
is it true that all Lancaster solicitors on the Lloyds conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Lloyds 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 overseen by the Council of Licensed Conveyancers.
I have a mortgage with Yorkshire BS for my property in Lancaster. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
You must advise Yorkshire BS before letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel lawyer.
Principality have agreed my mortgage in principle, my bid on a apartment in Lancaster has been agreed to, now what?
The estate agent will need to be informed of your conveyancing practitioner's details (be sure the lawyers are on the bank’s approved list). Contact Principality or the financial adviser and complete any relevant paperwork. Principality will appoint a valuer who will get in contact with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Principality will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lancaster.
I was advised by a few property agents in Lancaster to get a quote from a solicitor on your site. Is there a financial incentive for Estate Agents to market your site rather than another?
We don’t give any referral fee for sending work our way. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
My husband and I are novice buyers - had an offer accepted, but the property agent told us that the vendor will only go ahead if we appoint the agent's recommended conveyancers as they are insisting on a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in Lancaster
It is unlikely the sellers are behind this. If they want ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Lancaster conveyancing solicitors - rather thanthe ones that will give their estate agent a referral fee or achieve conveyancing figures pre-set by head office.
I've recently bought a leasehold house in Lancaster. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Lancaster Conveyancing for Leasehold Flats - Sample of Queries before buying
Is there a share of the freehold? How much is the maintenance charge and ground rent on the property? The answer will be helpful as a) areas can result in problems for the building as the common areas may begin to deteriorate if services are not paid for b) if the tenants have a dispute with the running of the building you will want to know about it