My fiance and I swapping mortgage lender for our penthouse in Liverpool with Co-operative. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the Co-operative conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Co-operative. This is solely used to protect Co-operative if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Co-operative had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Can your site be used to locate a Conveyancing solicitor in Liverpool even if I’m not purchasing or disposing of a house, for example if I want to buy a shop in Liverpool with a loan from Britannia?
Our comparison service is predominantly used to locate residential conveyancing solicitors in Liverpool but we have listed at the bottom of this page some Liverpool commercial conveyancing firms. You will need to make contact with the firm directly to see if they can also act for Britannia
Having spent time researching online forums for a high-quality solicitor in Liverpool, most advise that I should look for a CQS kitemarked lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's leading lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Liverpool is one of the many areas in England and Wales where there are Accredited lawyers.
My wife and I are purchasing a house in Liverpool. It might be a silly question but how we can trust a lawyer? On completion day we will need to send our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it correct that all Liverpool CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
I have decided to exercise my right to buy my property in Liverpool off the council. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
How does conveyancing in Liverpool differ for newly converted properties?
Most buyers of new build or newly converted property in Liverpool approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is ready to move into. This is because builders in Liverpool tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Liverpool or who has acted in the same development.
Is there anything unique about your site and alternative online quote calculators when it comes to conveyancing in Liverpool?
At this site secure a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Liverpool. Unlike many estate agents and brokerage sites we do not have kick-back deals with solicitors. Some agents and online brokers 'recommend' the firm paying the most commission, not the best value conveyancing in Liverpool