We were about to retain a conveyancing solicitor in Lancashire recommended using your comparison tool but stumbled across some other quotes on the internet appear less expensive – why is this?
One can find plenty of conveyancing organisations advertising pretending to offer cheap conveyancing, unfortunately it’s common in such cases for supplementalcosts end up with the final bill totally different to the one you expected. According to the Legal Ombudsman costs outlined in terms and conditions should be honest and reasonable raised The law firms that we list for conveyancing in Lancashire set out all costs for a standard conveyancing transaction.
My Lancashire lawyer has discovered an inconsistency between the information in the valuation survey and what is revealed within the title deeds. My solicitor informs me that he is obliged to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance right?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I'm the single recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Lancashire. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the house in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view banks take of it, depend on the lender as this clause is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of property.
I am purchasing a property in Lancashire. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Barclays your lawyer must check the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Barclays where a lease fails to satisfy these conditions. The requirements relate to the installation of panels on properties nationwide and is not limited to Lancashire.
My offer was accepted on an apartment in Lancashire on 4/11/2024, valuation was booked 3 days later, all came back fine. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been on the look out for a ground for flat up to £235,500 and identified one close by in Lancashire I like with a park and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Lancashire for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a home loan that many years will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
Myself and my husband have recently had an offer accepted on a property and had meeting on Wednesday with the Post Office for the mortgage. They advised me that when it comes to choosing a lawyer that unless they are on their approved panel of solicitors then we will be subject to an an additional charge of £250+. This is because they will then have to instruct a solicitor to act on their behalf in addition to the one we choose to act on our behalf and we are liable for their costs. I have asked the Post Office to supply me with a list so I can request estimates only from their approved lawyers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
You can enquire of the Post Office what their criteria for panel membership is for a solicitor.Then ask the conveyancing practitioner of your choice whether they meet the criteria and have they acted on mortgages for the Post Office before. Where the answer to those is yes, then just double check with the Post Office. Another option is to utilise our search tool and we should be able to identify a solicitor in Lancashire on the panel for the Post Office.