We are soon to exchange on the purchase of a house in Liverpool but as a consequence of wreckage from the recent storms I have managed to agree compensation from the owner in the sum of £2k taking the form of a deduction in the price. I had intended this to be addressed as part of a side agreement yet Yorkshire BS are not allowing this. Why were they approached?
Any conveyancing practitioner being on a Yorkshire BS approved list is duty bound to advise Yorkshire BS of any changes to the purchase price. If you prohibit your solicitor to disclose the reduction to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new lawyer for your conveyancing in Liverpool.
Are the Liverpool conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?
Liverpool conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
Various internet forums that I have visited warn that are the primary cause of delay in Liverpool conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Liverpool.
I used Action Conveyancing a few years ago for my conveyancing in Liverpool. I now require my papers but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Liverpool of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a flat up to £235,500 and identified one round the corner in Liverpool I like with amenity areas and railway links nearby, the downside is that it only has 51 years on the lease. There is not much else in Liverpool suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a home loan the shortness of the lease will be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could 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 and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
Given that I am about to spend £400,000 on a property in Liverpool I wish to have a conversation with the solicitor concerning thetransaction ahead of instructing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be doing your conveyancing in Liverpool.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter reference. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Liverpool should be the figure that you end up paying.