It may have been a long time coming a mortgage agreement from NatWest for the remortgage of my single room maisonette is due by the end of next week. Can you suggest a low cost conveyancing law firm in Thornton Cleveleys?

You have arrived at the wrong place to search for the lowest fares for conveyancing in Thornton Cleveleys. Our aim is to provide cost effective conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing brokers seducing you with low cost conveyancing in Thornton Cleveleys. Optimistically, in choosing a lawyer for cheap conveyancing, you will receive what you pay for and at worst you will end up paying a lot in additional fees and still not end up with the service you were hoping for.

Is it the case that all Thornton Cleveleys conveyancing solicitors on the Santander conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in such a situation the practice would be regulated by the Council of Licensed Conveyancers.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Thornton Cleveleys property lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

About to purchase apartment in Thornton Cleveleys. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Thornton Cleveleys property lawyer is on the HSBC conveyancing panel.

I have justdiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in Thornton Cleveleys for a purchase of a freehold house 10 months ago. How can I establish that my home is not still registered in the name of the previous owner?

The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Thornton Cleveleys conveyancing specialists.

I am buying a new build flat in Thornton Cleveleys. 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 conveyancing.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Thornton Cleveleys

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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. 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 Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Much to my surprise my conveyancer in Thornton Cleveleys has informed me that he requires ID documents saying that this is part of his obligations as a conveyancer on the lender Conveyancing panel. Is this right?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Thornton Cleveleys