Why would one instruct a Rawtenstall conveyancing solicitors firm given that national alternatives are less expensive?
By all means make sure that you shop around for conveyancing costs in Rawtenstall and you should seek a competitive estimate but don’t be focused with searching for the cheapest Rawtenstall conveyancer. Finding the right conveyancer can mark the difference between a seamless and a stressful move. You need to ensure that you have expert advice from a specialist solicitor. An e-mail can never take the place of a phone call and can never replicate a one to one consultation. Our partner firms will find you a qualified and top rated conveyancing solicitor who can handle your conveyancing from from the outset to completion, giving the sort of hand holding that you will never get with an web based conveyancer. He or She will contact you regularly to update you as to headway making sure that you are ensuring that you are updated at regular intervals. If you ever need to call the firm you will be sure who you need to speak to and they will ensure you are kept fully informed.
Our lawyer has identified a a legal deficiency with the lease for the property we are buying in Rawtenstall. The other side have put forward title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer says that he must be satisfied that the bank is content with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
It is a dozen years since I acquired my house in Rawtenstall. Conveyancing solicitors have recently been instructed on the sale but I am unable to locate the deeds. Is this a major issue?
Don’t worry too much. First there is a chance that the deeds will be with your mortgage company or they may be in the possession of the conveyancers who acted in your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Rawtenstall involves registered property but in the unlikely event that your home is not registered it is more problematic but is resolvable.
My grandmother passed away six months ago and as sole heir and executor I was left the house in Rawtenstall. 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 RBS, pay off the mortgage. Is this allowed?
If you intend to refinance then RBS will insist on your using a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
I used Stirling Law several years past for my conveyancing in Rawtenstall. I now require my file however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rawtenstall of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Just had an offer accepted on a new build flat in Rawtenstall. 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.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Rawtenstall
-
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.