Last April we completed a house move in Liverpool. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been ordered for conveyancing in Liverpool?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Liverpool. Conveyancing searches and due diligence initiated during the buying process are carried out to help avoid problems. As part of the process, the vendor answers a questionnaire called a Seller’s Property Information Form. If the information proves to be misleading, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Liverpool.
We see that you have a search directory listing law firms on the UBS conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Liverpool?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Liverpool.
Is there a search tool that I can utilise to check that the solicitor carrying out my conveyancing in Liverpool is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for TSB thus paying £192.00 in supplemental conveyancing charges.
Feel free to make the most of the find a conveyancing panel solicitor tool on this web page. Pick the mortgage company and type ‘Liverpool’ or your location and you will discover a number of lawyer based in Liverpool or by proximity to you.
My stepmother informed me that in purchasing a property in Liverpool there could be various restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Liverpool which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Liverpool should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had appointed conveyancing lawyers located in Liverpool on the Nationwide solicitor approved list. They are now charging me a separate fee for dealing with the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your property lawyer can levy a fee for this. The fee is not set by Nationwide but by your Liverpool conveyancing practitioner. Some firms on the Nationwide panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being pedantic. The Liverpool solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been on the look out for a flat up to £235,500 and found one near me in Liverpool I like with open areas and transport links in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Liverpool suitable, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage that many years may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
Am I better off to go with a Liverpool conveyancing solicitor based in the location that I am buying? An old friend can conduct the legal formalities but his firm is located 400miles away.
The benefit of a high street Liverpool conveyancing firm is that you can pop in to execute documents, hand in your identification documents and pester them if necessary. Having local Liverpool know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were happy that must surpass using an unfamiliar Liverpool conveyancing solicitor just because they are based in the area.