Can the conveyancing solicitors via your comparison service carry out conveyancing in Birkenhead by way of an attended exchange?
We do have a number of conveyancing experts who can conduct attended exchanges. Do call us to secure a fee calculation and details as to availability.
After reviewing consumer advice sites for an online solicitor in Birkenhead, many advise that I should use a CQS kitemarked lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's leading mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Society for Licensed Conveyancers. Birkenhead is one of the many areas in England and Wales where there are CQS lawyers.
Is there a list of TSB panel conveyancers in Birkenhead on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few lenders make their panel listings open the public online. Where you are seeking to appoint a Birkenhead lawyer on the TSB please use our facility.
We have a mortgage agreed in principle with Coventry BS. Birkenhead conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
Some lenders take longer than others. Have Coventry BS done the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Barclays have agreed my home loan in principle, my bid on a house in Birkenhead has been agreed to, now what?
Your property agent will wish to be advised as to your solicitor's details (ensure that the lawyers are on the bank’s approved list). Call up Barclays or your financial adviser and finalise any relevant documentation. Barclays will appoint a valuer who will get in touch with the estate agent or owners to book an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Barclays will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Birkenhead.
My wife and I are close to exchanging contracts on the sale of our property in Birkenhead and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Birkenhead lawyer would know this is not the case. It does beg the question why the purchasers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Birkenhead. We have lived in Birkenhead for six years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
It has been three months following my purchase conveyancing in Birkenhead concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the guidance of my in-laws I had a survey completed on a property in Birkenhead before retaining solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies may refuse to issue a loan on this type of premises.
It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Birkenhead. Conveyancing will be smoother if you use a solicitor in Birkenhead especially if they are accustomed to such properties in Birkenhead.