I am selling my apartment in Litherland and the estate agent has just e-mailed to warn that the purchasers are changing their conveyancer. The reason given is that the bank will only work with solicitors on their approved list. On what basis would a major lender only work with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Litherland ?
Banks have always had an approved set of law firms that can represent them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders blame a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
I am planning to acquire a property and require a conveyancing solicitor in Litherland who is on the TSB approved. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for TSB in certain locations such as Litherland. We dont recommend any particular firm.
I am looking for a leasehold apartment up to £195,000 and found one near me in Litherland I like with a park and station nearby, the downside is that it's only got 52 years on the lease. There is not much else in Litherland suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage that many years may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
Taking into account that I am about to spend hundreds of thousands of pounds on a house in Litherland I wish to talk to a lawyer concerning thehome move in advance of instructing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your conveyancing in Litherland.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Litherland should be the amount on the final invoice that you are charged.
I need to retain a conveyancing solicitor for leasehold conveyancing in Litherland. I have chance upon a web site which seems to have the ideal answer If it is possible to get all formalities completed via web that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
A licensed conveyancer handled my conveyancing in Litherland half a dozen years past having retained my deeds but has since been shut down – What can I do to get hold of these?
Title deeds, as such, are no longer appropriate for the majority of homes in Litherland are archived electronically at Land Registry. Where you need to establish evidence of proprietorship or are selling or re-mortgaging your property lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.