Just been in touch with my conveyancing solicitor in Lancaster who acted for me two years ago and wanted a conveyancing estimate based on an identical type of house move (a leasehold property and a freehold premises) of almost identical values with a home loan from Barclays . It looks as though am now being quoted double. Am I right to be tempted to shop around for an alternative property lawyer?
The charges are a tad high. If you are content to expend time scrutinising costs you might reduce the fees marginally by say £100 plus VAT. That being said, providing that you were satisfied with the legal work the firm offered you maylive to regret opting for an a cheaper lawyer. Remember to check the firm can represent Barclays . You can make use of our search tool to find a Lancaster conveyancing firm on the Barclays approved list of lawyers, which can often include conveyancing solicitors in Lancaster.
At what point will exchange of contracts happen for sale conveyancing in Lancaster and am I required to attend the conveyancers branch?
If you are in close proximity to our conveyancing solicitors in Lancaster you are invited in to sign the paperwork. However, the law practices we recommend provide countrywide coverage for conveyancing and give as equally detailed and professional a job for you when dealing with you electronically. The executing of the contract is not the important part. Signing on the dotted line is necessary for the conveyancer to address the formalities at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Lancaster)to be in the office at the appropriate time.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Lancaster. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
Where you plan to refinance then Virgin Money will require that you use a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
I purchased a 4 bedroom Victorian property in Lancaster. Conveyancing solicitor represented me and The Mortgage Works. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lancaster and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing lawyer who conducted the purchase.
In my capacity as executor for the estate of my grandmother I am selling a property in Cardiff but I am based in Lancaster. My lawyer (approximately 260 kilometers awayhas requested that I sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Lancaster who can witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are based in Lancaster
Can you offer any advice when it comes to choosing a Lancaster conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Lancaster conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Lancaster conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
What volume of lease extensions have they carried out in Lancaster in the last year? Can they put you in touch with clients in Lancaster who can give a testimonial?
I acquired a 1st floor flat in Lancaster, conveyancing formalities finalised 5 years ago. How much will my lease extension cost? Similar properties in Lancaster with an extended lease are worth £165,000. The ground rent is £50 levied per year. The lease expires on 21st October 2098
With 77 years left to run we estimate the premium for your lease extension to range between £7,600 and £8,800 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.