Find a Lender-Approved Local Conveyancer in Old Swan

Ready to buy a new home? Find a law firm approved by your lender.

There is a good reason why you won’t find people saying “if only I would have chosen a cheap factory-type firm”! Go local - instruct a conveyancing solicitor in Old Swan

Reasons to use our Old Swan conveyancing solicitors

  • 1 Cut price packages from online conveyancers might be tempting. However, these firms are often located many kilometers away with limited understanding of the factors that impact property transactions in Old Swan
  • 2 Our site offers largest domestic conveyancing directory listing bank approved law firms delivering conveyancing in Old Swan regulated by the SRA or CLC.
  • 3 The mark of a good conveyancing solicitor in Old Swan is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the level of professionalism you would hope for.
  • 4 The Old Swan conveyancing practitioners that are identified are committed to providing the most cost, efficient and transparent conveyancing service to purchasers, sellers and remortgagors in Old Swan
  • 5 Old Swan property lawyers will be familiar with the local Land Registry Office, Local Authority and estate agents

Examples of recent conveyancing in Old Swan since November 2023*

Transfer

of terraced property, Sunbeam Road, L13 5XU completing on 20/11/2023 at a price of £107,500. The legal transfer of property incorporates some of the following tasks: drafting the sale agreement and Transfer, preparing statement detailing charges, setting up the completion formalities

Sale

of detached residence property, Anstey Road, L13 5UP completing on 20/11/2023 at a price of £205,000. The legal transfer of property included amongst the various tasks: sending the transfer to the seller for execution in preparation for completion, taking formal instructions from and updating the seller client, agreeing completion date with parties

Disposal

of terraced premises, Gidlow Road, L13 2AW completing on 15/11/2023 at a price of £105,000. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client

Transfer

of semi residence, Ardleigh Close, L13 2BG completing on 21/11/2023 at a price of £79,000. The legal transfer of property incorporates some of the following tasks: drafting the sale agreement and Transfer, taking formal instructions from and updating the seller client, preparing statement detailing charges

Recently asked questions about conveyancing in Old Swan

Much to our surprise we have been advised by our lender that my Old Swan the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to be sure if this is correct?

You need to call your Old Swan lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may recommend you to a Old Swan conveyancing firm that is on the approved list of lawyers for your bank.

Completed the sale of my flat in Old Swan last December but the buyer keeps telephoning me complaining that her solicitor is waiting to hear from mine. What should have happened following completion?

Post completion of your disposal your lawyer should forward the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where relevant, your conveyancer should also confirm that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There are no post completion procedures specific conveyancing in Old Swan.

I have just over seventy years unexpired on my lease and need a lease extension for my flat in Old Swan. Conveyancing solicitors on the The Mortgage Works panel can deal with such extensions correct?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 10/2/2024 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Any lease which is subject to a ground rent (or annual rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a ground rent (or annual rent) being reviewed and altered on any review basis or methodology

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn ground rent (annual rent) charges

For the avoidance of doubt, any new build properties completed but not sold pre 30 June 2022 will only be acceptable if the lease conforms to the above guidance

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

LEASE EXTENSIONS

We require all lease extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to the Issuing Office

The estate agent has sent us the confirmation of our purchase of a new build apartment in Old Swan. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Old Swan

    Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

What does commercial conveyancing in Old Swan cover?

Old Swan conveyancing for business premises covers a broad array of advice, offered by qualified solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I work for a long established estate agent office in Old Swan where we see a few leasehold sales jeopardised as a result of short leases. I have been given conflicting advice from local Old Swan conveyancing firms. Can you shed some light as to whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Old Swan Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing

    The best form of lease structure is a share of the freehold. In this arrangement the lessees benefit from being in charge if their destiny and although a managing agent is often employed where the building is bigger than a house conversion, the managing agent employed by the leaseholders. This information is helpful as a) areas could cause problems for the block as the common areas may start to deteriorate if maintenance are not paid for b) if the leasehold owners have an issue with the managing agents you will want to have complete disclosure How much is the ground rent and service charge?

Last updated

Commercial Conveyancing solicitors in Old Swan regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Old Swan specialising in commercial conveyancing in Old Swan. This should include advice on re-mortgaging commercial property
  • Joanna Connolly Solicitors, 33 Cheadle Avenue, Liverpool, Merseyside, L13 3AE
  • Bmd Law, 111 High Street, Wavertree, Liverpool, Merseyside, L15 8JS
  • Bmd Law, 111 High Street, Wavertree, Liverpool, Merseyside, L15 8JS
  • Dominic & Co Solicitors Ltd, 67 Moss Pits Lane, Wavertree, Liverpool, Merseyside, L15 6XE
  • Victor Welsh Solicitor & Notary Public, Suite 1, Gladstone House, 2 Church Road, Wavertree, Liverpool, Merseyside, L15 9EG

Residential Licensed Conveyancers in Old Swan regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Old Swan but also conveyancing throughout England and Wales.
  • Kennan Kay Kerr Legal Services Llp, 246 Stanley Road, L20 3ER

Planning law solicitors in Old Swan regulated by the Solicitors Regulation Authority

The list below is a small selection of solicitors in Old Swan practicing in planning law. This may include advice on applications about listed buildings and conservation areas
  • Brabners Llp, Horton House, Exchange Flags, Liverpool, Merseyside, L2 3YL
  • Hill Dickinson Llp, No. 1 St. Paul's Square, Liverpool, Merseyside, L3 9SJ
  • Weightmans Llp, 100 Old Hall Street, Liverpool, Merseyside, L3 9QJ
  • Slater Gordon Solutions Legal Limited, Dempster Building, Atlantic Way, Brunswick Business Park, Liverpool, Merseyside, L3 4UU
  • H J Walker Sibia, 59 Hamilton Square, Birkenhead, Merseyside, CH41 5AT

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.