We were about to retain a conveyancing solicitor in Seaforth recommended on your site but have come across alternative fee calculations on the internet look less expensive – why is this?
One can find many firms of solicitors advertising so-called cut-price conveyancing, unfortunately it’s common in such cases for additionalcosts result in the closing fee being escalated. Solicitors are duty bound to ensure fees contained in terms of engagement should be honest and reasonable raised The solicitors that we list for conveyancing in Seaforth specify all charges for a domestic conveyancing matter.
My partner and I are approaching an exchange on a flat in Seaforth and my mum and dad have sent the 10% deposit to my solicitor. I am now advised that as the deposit has not come from me my solicitor needs to disclose this to my lender. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your conveyancer is legally required to check with lender to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
I had a mortgage agreed in principle with Aldermore. Seaforth conveyancing lawyers were appointed. What is the average time that one could expect to receive a mortgage offer from Aldermore?
There is no definitive answer here. Have Aldermore conducted the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Intending to buy a house in Seaforth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender 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 Seaforth conveyancing practitioner is on the HSBC conveyancing panel.
I have instructed a Seaforth solicitor having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Seaforth postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Seaforth.
Have purchased a a terraced house in Seaforth , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Seaforth conveyancing solicitor has been very slow, so I want to be certain the land registry aspects are dealt with.
As far as conveyancing in Seaforth is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can vary subject to the party submitting the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. Currently roughly 80% of submission are fully addressed within 12 days but some can be subject to longer hold-ups. Historically registration is effected after the purchaser is living at the property so an expedited registration is not usually top priority but where there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
How can the Landlord & Tenant Act 1954 affect my commercial premises in Seaforth and how can your lawyers assist?
The 1954 Act gives security of tenure to commercial leaseholders, granting the dueness to make a request to court for a renewal lease and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Seaforth is one of the many locations in which the firms we work with have offices