Is it correct that all Liverpool CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved solicitors?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation 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 solicitor practices wishing to join their approved list of firms.
I am currently in the process of buying my council flat in Liverpool. I have a mortgage agreed with UBS. Conveyancing is new to me. 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I was told two weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Liverpool is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
Is it necessary to take out insurance to cover chancel repairs when purchasing a house in Liverpool?
Unless a prior acquisition of the house took place after 12 October 2013 you could take it that lawyers carrying out conveyancing in Liverpool to remain recommending a chancel search and or chancel repair liability insurance.
I have todaydiscovered that Stirling Law have closed. They conducted my conveyancing in Liverpool for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The quickest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Liverpool conveyancing specialists.
I'm purchasing a new build house in Liverpool with a loan from Clydesdale. The builders refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about this deal as it could put at risk my mortgage with Clydesdale. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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 have just appointed agents to market my 2 bed flat in Liverpool. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the invoice as you normally would as all ground rent and service invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a 2 bed flat in Liverpool, conveyancing having been completed December 2004. How much will my lease extension cost? Equivalent properties in Liverpool with an extended lease are worth £186,000. The ground rent is £55 yearly. The lease comes to an end on 21st October 2073
You have 52 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
Can you shed any light on the scope of conveyancing provided by Liverpool conveyancing solicitors?
In the main Liverpool conveyancing practices will carry out a wide sphere of legal advice to residential and agricultural land owners, sellers, investors, landlords and leaseholders and you can expect them to do some of the following services:
House sale conveyancing in Liverpool or nationwide
Residential purchase conveyancing in Liverpool and throughout England and Wales
Leasehold conveyancing sales and purchases New and replacement mortgages Missing title deeds, including reconstitution of the deeds or rectification at HM Land Registry. purchase, disposal and subdivision of land