It has come to my attention via my financial adviser that my Merseyside property lawyer is not on the lender Solicitor panel. How can I check?
The sensible course of action for you to take is to call your Merseyside conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
Would the conveyancing solicitors listed on your site execute conveyancing in Merseyside by way of an attended exchange?
There are a few conveyancing experts carrying out personalised exchanges. Do call us to get a costs illustration and details as to dates.
It is is a decade since I bought my home in Merseyside. Conveyancing lawyers have just been instructed on the sale but I can't find my title documents. Is this a major issue?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they may still be with the solicitor who handled your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Merseyside relates to registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.
I have recentlyfound out that Action Conveyancing have closed. They carried out my conveyancing in Merseyside for a purchase of a leasehold flat 12 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The quickest way to check 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 Merseyside conveyancing specialists.
I am looking for a flat up to £245,000 and found one close by in Merseyside I like with a park and railway links nearby, however it only has 61 years unexpired on the lease. I can't really find anything else in Merseyside in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you can 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 existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
I only have 72 years unexpired on my flat in Merseyside. I now want to get lease extension but my freeholder is absent. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to track down the landlord. On the whole a specialist would be helpful to try and locate and prepare a report which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court covering Merseyside.
Merseyside Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying
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Its a good idea to discover as much as possible concerning the company managing the building as they can either make life much easier or uncomfortable. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to daily issues such as the tidiness of the communal areas. Don't be afraid to ask prospective neighbours what they think of them. On a final note, investigate as to the dates that you are obliged pay the service charge to the appropriate party and precisely what it includes. How much is the annual service fee and ground rent? The answer will be important as a) areas could cause problems in the building as the communal areas may begin to deteriorate if repairs remain unpaid b) if the leasehold owners have a dispute with the managing agents you will need to know about it