My partner and I are purchasing our first house. The conveyancing practitioner has calledto see if we wish to order extra conveyancing searches. We are really unsure what's relevant for conveyancing in Birkenhead
The number and type of Birkenhead conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your familiarity of the area and risks, your overall approach to risk. What is important is that you properly appreciate what information the searches could provide. Then you can decide if you consider that you need that information. If unclear, ask the lawyer to recommend.
Can you explain why leasehold purchase conveyancing in Birkenhead costs more?
Birkenhead leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
Please explain the implications if my lawyer’s firm is expelled from the Aldermore Solicitor panel ahead of completing my conveyancing in Birkenhead?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I have a semi-detached Edwardian house in Birkenhead. Conveyancing practitioner represented me and Virgin Money. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Birkenhead and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing solicitor who conducted the purchase.
I decided to have a survey completed on a property in Birkenhead ahead of appointing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some banks will refuse to issue a loan on such a premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you e-mail us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Birkenhead. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it simple use the search tool to locate a conveyancing practitioner in Birkenhead on the panel for my bank?
1st select a bank such as National Westminster Bank, Bank of Scotland or Bank of Ireland then type in your location for example Birkenhead. Conveyancing firms in Birkenhead and beyond will then be listed.