I can't travel far from Birkenhead. Please spell out why all Birkenhead solicitors aren't included on all lender panels?
Lenders highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. This led to banks and building societies removing less reputable firms from their books of approved conveyancers .
My partner and I are refinancing our flat in Birkenhead with TSB. We have a son approaching twenty who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have two concerns (1) Is this form unique to the TSB conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to TSB. This is solely used to protect TSB if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of TSB had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
We are due to move home in August. Will my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Birkenhead. Conveyancing firm was found before I stumbled across this page.
On the day of completion you will need to collect the house keys from the estate agent but this should only be done when the sellers solicitors inform the agent that the monies to complete are in and the keys can be given over. After that you should inform the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can help you choose a conveyancing in Birkenhead or a legal practice that specialises in conveyancing in Birkenhead.
We expect to receive a OIP from TSB this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Birkenhead solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Birkenhead solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Completion of my remortgage has taken place for my property in Birkenhead. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
What will a local search reveal regarding the house I am buying in Birkenhead?
Birkenhead conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Onsearch The local search is essential in every Birkenhead conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I'm buying a new build house in Birkenhead benefiting from help to buy. The builders would not reduce the amount so I negotiated £7000 of extras instead. The property agent advised me not to tell my conveyancer about the extras as it could impact my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a property in Birkenhead in advance of instructing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some banks may not give a loan on this type of property.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Birkenhead. Conveyancing may be slightly more expensive based on your lender's requirements.