Please could you recommend a Skipton Building Society accepted Lancashire conveyancing firm finish our house move within 28 days? Am I best advised to go for a high street Lancashire practice or a web based conveyancer?
We can recommend some very good Lancashire conveyancing firms. Another option is to visit the high street in Lancashire. Approach a couple of firms and request to speak with a conveyancing solicitor for a quote. Explain your time frames together with the reasons and ask for an assurance on speed. Choose the lawyer that you are most comfortable with.
As someone clueless as to the Lancashire conveyancing process what’s your top tip you can impart concerning the house moving process in Lancashire
Not many law firms shout this from the rooftops but conveyancing in Lancashire and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists lots of opportunity for confrontation between you and others involved in the legal transfer of property. For instance, the seller, selling agent and sometimes a mortgage company. Selecting a law firm for your conveyancing in Lancashire an important selection as your conveyancer is your adviser, and is the SOLE party in the process whose role it is to protect your best interests and to protect you.
On occasion a third party with a vested interest may attempt to sway you that it is in your interests to do things their way. For example, the property agent may claim to be assisting by suggesting your solicitor is dragging his heels. Or your financial adviser may tell you to do take action that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
My grandfather passed away last year and as sole heir and executor I was left the house in Lancashire. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then HSBC will insist on your using a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Lancashire is the location of the property. Can you offer any guidance?
Flying freeholds in Lancashire are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lancashire you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lancashire may determine 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 property.
My step-father has suggested that I appoint his conveyancers in Lancashire. Do I follow his recommendation?
There are no two ways about it the ideal way to choose a conveyancing lawyer is to get recommendations from friends or family who have used the solicitor that you are are thinking of instructing.