My husband and I are looking to purchase a house in Birkenhead and are in fact using a Birkenhead conveyancing practice. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Accord Mortgages Ltd have this evening contacted us to inform me that they have now hit a problem as our Birkenhead lawyer is not on their conveyancing panel. What do we do from here?
If you are buying a property needing a mortgage it is usual for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Birkenhead lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
My relative suggested that if I am purchasing in Birkenhead I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Birkenhead conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Birkenhead around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Birkenhead Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Birkenhead Education with maps and statistics, Local Amenities and other useful information about Birkenhead.
Have completed on a a terraced house in Birkenhead , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Birkenhead conveyancing solicitor works at snail pace, so I want to be sure the registration is dealt with.
There is nothing unique when it comes to conveyancing in Birkenhead registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and whether the Land registry need to notify any 3rd persons or bodies. At present in the region of three quarters of such applications are completed in less than three weeks but some can be subject to protracted delays. Registration takes place once the new owner has moved in to the premises thus 'speed' is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
I'm purchasing my first flat in Birkenhead with the aid of help to buy. The builders refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not inform my solicitor about this extras as it would affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Birkenhead is the location of the property. Is there any advice you can impart?
Flying freeholds in Birkenhead are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Birkenhead you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birkenhead may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am a sole trader hoping to take over a lease of an office on the high street. Can you recommend conveyancers offering no-sale-no fees for non-domestic conveyancing in Birkenhead for under 2k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Birkenhead, including the sale and purchase of businesses as well as simply premises. If you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. Regarding the fees these will vary based on the structure and nuances of the deal. Let us have your contact information or email us so that we can furnish you with a fixed commercial conveyancing calculation.