We were about to choose a conveyancing solicitor in Seascale recommended on your site but have come across alternative fee calculations on the internet appear cheaper – why is this?
There are many firms of firms promoting pretending to offer cut-price conveyancing, but supplementalfees result in the completion invoice being inflated. Solicitors are duty bound to ensure costs contained in terms and conditions should be honest and reasonable raised The law firms that we put forward for conveyancing in Seascale specify all charges for the property you plan topurchase.
We have rather brash sellers who has suggested a preliminary contract with a payment 10k. Are such agreements sensible?
There are a couple of primary drawbacks with signing a lock out contract (sometimes termed an exclusivity agreement) is that it can distract from making progress with the conveyancing work, so unless it requires limited or no negotiation then it could transpire to be a hindrance. It is not strongly advocated amongst Seascale conveyancing practitioners as a result. A supplemental issue is the extent of the remedies available - a jilted buyer is very unlikely to win injunctive relief to prohibit the seller disposing of the property to a third party, so the only remedy available under the contract will be the reimbursement of wasted charges and, in rare circumstances, the additional payment of damages.
I used Wolstenholmes a few years ago for my conveyancing in Seascale. I now require my papers however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Seascale of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Seascale differ for new build properties?
Most buyers of new build property in Seascale approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Seascale usually acquire the land, 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 property lawyers 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 used to new build conveyancing in Seascale or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Seascale is the location of the property. Is there any advice you can give?
Flying freeholds in Seascale are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Seascale 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 Seascale 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 premises.
Why am I unable to complete our conveyancing in Seascale on May bank holiday?
This is due to the fact that on completion the funds needs to pass between the banks of the buyer and owner’s solicitor and currently this can only occur on a working day. So you can't complete on a weekend either.