Much to our surprise we have been notified by our IFA that my Birkenhead solicitor is not on the lender Solicitor panel. How can I be certain if this is indeed the case?
You need to contact your Birkenhead conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
Do lawyers ask for money on account when it comes to conveyancing in Birkenhead?
If you are buying a property in Birkenhead your solicitor will ask you put them with monies to cover the search fees. Generally this is asked for to cover the fees of the conveyancing searches. If any deposit is as part of the total price then this will be required immediately before exchange of contracts. Any further balance that is needed should be transferred a few days ahead of the completion date.
My mortgage company has recommended solicitors on their panel based in Birkenhead but I would rather choose a conveyancing lawyer in Birkenhead or nearer to where I live. Are you able to help?
It is by no means the case that all Birkenhead conveyancing practitioners are listed all lender’s conveyancing panel. Use our find an approved solicitor tool to find a Birkenhead conveyancing firm on the on the bank panel.
I have todayfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Birkenhead for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is in my name in the name of the previous owner?
The quickest way to check if the property is registered to you, you can carry out 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 Birkenhead conveyancing specialists.
How does conveyancing in Birkenhead differ for newly converted properties?
Most buyers of new build premises in Birkenhead approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Birkenhead typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Birkenhead or who has acted in the same development.
I am a negotiator for a busy estate agent office in Birkenhead where we have experienced a few leasehold sales derailed as a result of short leases. I have been given contradictory information from local Birkenhead conveyancing solicitors. Please can you confirm whether the owner of a flat can instigate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a studio flat in Birkenhead, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Birkenhead with an extended lease are worth £171,000. The ground rent is £50 per annum. The lease finishes on 21st October 2104
With just 79 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.