Can your site be used to find a Conveyancing solicitor in Skelmersdale even if I’m not buying or selling a house, for instance if I intend to acquire a shop in Skelmersdale with a loan from Alliance & Leicester ?
The service is predominantly there to locate residential conveyancing solicitors in Skelmersdale but we have set out towards the bottom of this page a selection of Skelmersdale commercial conveyancing firms. You will need to speak with the solicitors directly to see if they are also authorised to represent Alliance & Leicester
The Skelmersdale conveyancing lawyers that I appointed last week on my purchase in Skelmersdale have without warning shut down. I only went with them because I needed a firm on the Lloyds conveyancing panel and my preferred Skelmersdale lawyer was not. I sent them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. 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 Lloyds 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 solicitors should be in a position to assist.
Is it correct that all Skelmersdale CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved firms?
It is true that some lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I have decided to exercise my right to buy my property in Skelmersdale off the council. I have a mortgage agreed with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being pedantic. The Skelmersdale solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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 own a terraced Victorian house in Skelmersdale. Conveyancing practitioner acted for me and Britannia. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Skelmersdale and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing practitioner who carried out the work.
I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Skelmersdale I like with amenity areas and transport links in the vicinity, however it only has 51 years on the lease. There is not much else in Skelmersdale for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan that many years will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
My folks cant seem to find their Skelmersdale property on the HMLR website. They recall that back in the 70’s when they purchased the house there were complications with the address not being identified on some systems.
Almost all premises in Skelmersdale should show up. Have you limited your search to just the postcode. Ordinarily it should mention all the residences inside the postcode. Where registered it will be there with a title number. If they bought 50 years ago it's conceivable it may be not yet registered. The address may still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title papers which may be with your parent’s lender.