I plan on buying a maisonette in Litherland. My lawyer is not listed on the mortgage company solicitor list. Is it possible for me to appoint my Litherland conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
You have a couple of options available to you here
- Complete the deal with your existing Litherland conveyancer but your bank will no doubt use a conveyancer from their conveyancing panel. This will result in additional fees and likely delay.
- Appoint a new solicitor to act in the purchase, making sure they are on the lender conveyancing panel.
- Convince your solicitor to pull out all the stops to get accepted on the bank’s panel of solicitors
Completed the sale of my flat in Litherland last May yet the purchaser is e-mailing every few hours complaining that her conveyancer needs to hear from mylawyer. What are the post completion sale formalities following completion?
Following your sale your conveyancer is obliged to send the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. If applicable, your lawyer should also confirm that the legal charge in favour of the lender has been paid off to the buyers solicitors. There are no post completion formalities specific conveyancing in Litherland.
The formalities of my purchase has taken place for my property in Litherland. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that 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.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Litherland solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Litherland surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Our sealed bid on a house in Litherland has been accepted, the vendors do nevertheless have a dependent purchase. The owners have offered on on an apartment, but it’s not been accepted yet, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Litherland. What do I do now? At what stage do I apply for the mortgage with Principality?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then survey, Litherland conveyancing search charges, etc). The first course of action is to check that your conveyancing practitioner is on the Principality approved list. As to the next phase this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a buoyant market many buyers will apply for a home loan with Principality and pay for the valuation and only if it comes back ok would they request their property lawyer to move forward with searches.
I am looking for a flat up to £195,000 and identified one close by in Litherland I like with open areas and railway links in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Litherland for this price, so just wondered if I would be making a mistake buying a short lease?
If you need a home loan the remaining unexpired lease term may be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
In my capacity as executor for the estate of my uncle I am selling a property in Neath but reside in Litherland. My lawyer (based 250 kilometers from mehas requested that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Litherland to witness this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Litherland based
I am buying a flat with all finances in place. I have provided lawyer with 2 distinct forms of photo ID, bank statement, numerous utility bills. Now he requires a copy from a probate lawyer stating that the funds are legitimate and that it has come from inheritance and not dealing E's in Ibiza.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Litherland conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.