Is it the case that all Morecambe solicitors on the UBS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the UBS conveyancing panel they would need to be regulated by the SRA. Many lenders do list licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
Can I be sure that the Morecambe conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Morecambe getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your conveyancing.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being difficult. The Morecambe solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
I have justbecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Morecambe for a purchase of a freehold house 18 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The quickest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Morecambe conveyancing specialists.
About to purchase a new build flat in Morecambe. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Morecambe
-
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Morecambe is where the house is located. Can you offer any advice?
Flying freeholds in Morecambe are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Morecambe you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Morecambe may determine 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 residence.
I am looking to sell my home. My former conveyancers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Morecambe if that makes a difference.
You should use our search tool to help you find a solicitor for your conveyancing in Morecambe. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.
Is it true that a Morecambe conveyancing firm got sued by a client for failing to conduct the right conveyancing investigations?
We are not aware of such a Morecambe conveyancing claim but it has been reported that, clients buying a property elsewhere in England successfully sued their solicitor due to development permission to erect a wind farm failing to be picked up in conveyancing searches.
Where you are purchasing in Morecambe It is critical that your property lawyer conduct all Morecambe conveyancing searches necessary to ensure you have relevant and current information ahead of acquiring a home in Morecambe.