Am I correct in assuming that the fact that my solicitor in Seascale is not on my lender's solicitor panel that there is a problem with the quality of her work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Seascale conveyancing practice and ask them why they are no longer on the approved list for your lender.
Can your site be used to find a Conveyancing solicitor in Seascale even where I’m not buying or selling a house, for instance if I wish to buy a shop in Seascale with a loan from Halifax?
The service is primarily there to find residential conveyancing solicitors in Seascale but we have recorded towards the bottom of this page a selection of Seascale commercial conveyancing firms. You will need to enquire with the company directly to see if they can also act for Halifax
Do I have to pop into the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Seascale so that I can pop in to their offices if required.
As opposed to 15 years ago, almost all banks no longer require their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to hand over ID documents and there are still manifest advantages to using a local ayer, in your case a conveyancing solicitor in Seascale.
My wife and I purchasing a victorian detached house in Seascale. We would like to carry out an extension to the side at the property.Will the conveyancing process include investigations to see if these alterations are prohibited?
Your conveyancer should review the registered title as conveyancing in Seascale can sometimes identify restrictions in the title deeds which restrict categories of works or require the permission of another owner. Certain works require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
I have been advised by my lawyer that defective lease insurance is necessary on my purchase. What is the level of cover for Seascale conveyancing?
The appropriate level of defective lease indemnity insurance depends on your lender. It would differ for example between Halifax and The Mortgage Works. Conveyancing solicitors as opposed to borrowers take out such insurances.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being difficult. The Seascale solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
Various internet forums that I have visited warn that are a common cause of delay in Seascale conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Seascale.
What advice can you give us when it comes to finding a Seascale conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Seascale conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Seascale conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
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How familiar is the practice with lease extension legislation? Can they put you in touch with clients in Seascale who can give a testimonial?
I acquired a 1st floor flat in Seascale, conveyancing formalities finalised in 1997. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Seascale with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease comes to an end on 21st October 2085
With just 59 years left to run we estimate the price of your lease extension to span between £20,900 and £24,200 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.