The Morecambe conveyancing firm that I appointed last week on my purchase in Morecambe have suddenly shut down. They were on acting for me because I needed a solicitor on the Virgin Money conveyancing panel and my preferred Morecambe lawyer was not. I paid them funds on account. What are my options?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
We are selling our house in Morecambe and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Morecambe. Having lived in Morecambe for three years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
How does conveyancing in Morecambe differ for new build properties?
Most buyers of new build residence in Morecambe approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Morecambe usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Morecambe or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Morecambe is where the house is located. Is there any guidance you can give?
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 lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Morecambe may decide 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.
Given that I am about to part with £400,000 on a property in Morecambe I wish to have a conversation with the lawyer regarding thehome move in advance of appointing the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the conveyancer due to be conducting your conveyancing in Morecambe.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter number. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Morecambe should be the amount on the final invoice that you are charged.
I need to retain a conveyancing solicitor for freehold conveyancing in Morecambe. I have chance upon a web site which appears to be the ideal solution If it is possible to get all this stuff completed via web that would be preferable. Do I need to be wary? What should out be looking out for?
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?