Can I use your services to locate a Conveyancing solicitor in Lymm even if I’m not purchasing or selling a house, for instance where I intend to acquire a shop in Lymm with a mortgage from Santander?
Our search tool is predominantly there to select residential conveyancing solicitors in Lymm but we have listed at the end of this page some Lymm commercial conveyancing firms. You will need to enquire with the company directly to check if they can also act for Santander
My grandfather passed away six months ago and as sole heir and executor I was left the property in Lymm. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this allowed?
If you plan to refinance then Aldermore will require that you use a conveyancer on the Aldermore 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 Aldermore 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 Aldermore mortgage is registered as a charge at the Land Registry.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being pedantic. The Lymm solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
About to purchase flat in Lymm. 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 Leeds Building Society 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 Lymm conveyancer is on the Leeds Building Society conveyancing panel.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Lymm solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Lymm postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Lymm.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Lymm is the location of the property. What do you suggest?
Flying freeholds in Lymm are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lymm you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lymm may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We are 17 days into a residential purchase having been directed to conveyancers by the selling agent to execute conveyancing in Lymm. I am am extremely disappointed with the level of service. Could you you assist me in finding new conveyancers?
They would have to be very poor to suggest changing them. Has your loan offer been issued? If so you must inform them of the new contact details and ensure the loan are re-issued. The solicitor ideally needs to be on the banks approved list to avoid added costs and complications. That should be your starting point. Our find a solicitor tool can help you find a lender approved solicitor for your conveyancing in Lymm
I want to let out my leasehold flat in Lymm. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Your lease governs the relationship between the freeholder and you the leaseholder; specifically, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Lymm do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
Leasehold Conveyancing in Lymm - Sample of Questions you should ask before Purchasing
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How is the lease structured? Best to be warned if changing the roof or some other significant cost is due shortly that will be shared amongst the tenants and may well materially impact the level of the maintenance charges or require a one time invoice. This question is useful as a) areas could cause problems for the building as the common areas may begin to deteriorate where repairs are not paid for b) if the tenants have a dispute with the running of the building you will want to have full disclosure