My lawyer in Lancaster is not on the Britannia Approved Panel. Can I still use my prefered solicitor even though they are excluded from the Britannia approved list?
The limited options available to you here include:
- Carry on with your preferred Lancaster solicitors but Britannia will need to instruct a solicitor on their panel. This will result in additional total legal fees and result in delays.
- Choose an alternative solicitor to to deal with the conveyancing, not forgetting to check they are on the Britannia panel
My wife and I are purchasing a property in Lancaster. I might seem paranoid but how we can trust a lawyer? At some point we have to deposit our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being a right pain. The Lancaster solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
TSB have agreed my home loan in principle, my bid on a flat in Lancaster has been agreed to, what are the next steps?
Your estate agent will wish to be informed of your conveyancing practitioner's details (make sure the conveyancing practitioners are on the lender’s approved list). Telephone TSB or your broker and finalise any outstanding paperwork. TSB will instruct a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. TSB will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lancaster.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial site in Lancaster?
Many commercial conveyancing solicitors in Lancaster will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Lancaster. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lancaster.
For every commercial conveyancing transaction in Lancaster it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Lancaster commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Lancaster.
Are there restrictive covenants that are commonly picked up during conveyancing in Lancaster?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Lancaster. 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 retain a conveyancing solicitor for some conveyancing in Lancaster. I have chance upon a site which seems to have the perfect answer If there is a chance to get all the legals done via web that would be ideal. Do I need to be wary? What are the potential pitfalls?
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?
I have just appointed agents to market my 2 bed flat in Lancaster. Conveyancing lawyers have not yet been instructed, however I have just had a half-yearly service charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal as all ground rent and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Lancaster Leasehold Conveyancing - Sample of Queries before Purchasing
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Where a Lancaster lease has no more than eighty years it will affect the marketability of the property. Check with your lender that they are content with remaining years on the lease. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you will be required to have owned the residence for 24 months before you are eligible to exercise a lease extension. How long is the Lease? Be sure to discover if the the lease includes any adverse restrictions in the lease. For example it is fairly common in Lancaster leases that pets are not allowed in in a block in Lancaster. If you love the apartmentin Lancaster yet your cat is not allowed to make the move with you then you will be presented with a difficult compromise.