I am progressing with the sale of my flat in Childwall and the EA has just called to advise that the buyers are appointing a new solicitor. The excuse is that the bank will only work with property lawyers on their approved list. On what basis would a leading lender only engage with specific lawyers rather the firm that they want to choose to handle their conveyancing in Childwall ?
UK lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
We are about to sign contracts for a garden flat in Childwall. We encountered a snag. Our mortgage offer with Virgin Money runs out on 11/8/2025 but the sellers are insisting on a completion date of 13/8/2025. Is it possible to prolong the mortgage expiry date?
The person best placed to deal with your issue is your lawyer who will hopefully determine if they should be discussing with the mortgage broker, vendor’s solicitors, property agents or indeed all three taking into account the history of your house move to date.
As a first time buyer what is the most important number one tip you can give me regarding purchase conveyancing in Childwall?
Not many law firms or advisers will tell you this but conveyancing in Childwall or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of opportunity for confrontation between you and other parties involved in the legal transfer of property. E.g., the seller, estate agent and sometimes the mortgage company. Choosing a lawyer for your conveyancing in Childwall is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose responsibility is to look after your legal interests and to keep you safe.
We are witnessing a distinct emergence of a "blame" culture- someone has to be at fault for the process being so protracted. We recommend that you must always trust your solicitor above the other players in the home moving process.
I'm remortgaging my primary home to a BTL mortgage with HSBC Bank and I will use the ballance of the raised equity as a down payment on a second house. The location we are talking about is Childwall. Will your lawyers be able to act for both sets of banks and tie in the conveyances?
Make use of our search tool on this site to ensure that the solicitors are approved by both lenders. Having checked that they are your solicitor will be able to connect the two transactions but you should talk with you solicitor and make clear your expectations and needs.
I am looking for a conveyancing lawyer in Childwall for my house move. Can I review a firm’s complaints history with the profession’s regulator?
One may read published Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.
I am on look out for some leasehold conveyancing in Childwall. Before I set the wheels in motion I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Childwall - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a leasehold flat in Childwall, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Childwall with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2090
You have 65 years left to run we estimate the premium for your lease extension to span between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.